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What are my legal options?

This looks like my only option, but I have no idea whether this is just a small claims issue, or could end up being a legal battle in order to get compensation, and whether that is going to be prohibitively expensive.

The quick, legal answer is become a licensed agent.

You have essentially no liability (you don't have contracts with anyone, your client does), and you have essentially no risk.In most states, you probably need to have a GC license to legally play this role, but in at least a few, you don't (in many, it's not clear based on how the laws are written).

So yes, I would use the threat of legal action - especially if it is in the city code - this makes people control the problem.

However with legal fees and accrued taxes and fines for two years, my total cost is about $13,000 for a house that may get $6-7,000 at auction.

Investors are suing him but I don't think there is a legal background.

Now the part I'm unsure about, I think it is legal to have a quit-claim go to a Single-member LLC with no worries about the Bank ever asking for the full mortgage amount (see attorney).

Disclosure I am not an Attorney, good legal council is always nice to have. i have referrals if you need them.