Kay March: In our lease we explicitly require Tenants to obtain our consent prior top affecting any repairs or alterations to a property ... and in most instances we will insist they use our standard trades/service providers to carry out the work.

Some of this has been mentioned, it's easier for me to list some of the real estate issues;Draft, review and have contracts and disclosures excutedDraft notes and deeds requiredEscrow funds and make disbursementsIf they are title agents as well, they can issue title insuranceDo title examinations and issue a title opinionClose the transaction and do the filings neededSet up an escrow account and oversee paymentsAct as the Trustee on the deed of trustHandle notices of default and secure collateral in foreclosureRepresent you as a creditor in bankruptcy mattersReview construction contracts and represent you in disputesRepresent you in Tenant disputes and evictionsObtain judgments and provide collection servicesRepresent you in sale contract and disclosure disputesRepresent you in obtaining compliance or relieved from code violationsBest of all, they can keep you out of trouble!

When trying to obtain some form of home equity loan the bank will want the home to be 100% complete and safe from health and safety hazards, so there is the chance that you would hit a road block going this route.  

It sounds like the lender obtained the foreclosure judgment before the BK filing?

I've come across a strategy where you obtain the list of properties that are going to be sold that month.

I came to this site to hopefully gather some education and perhaps guidance before obtaining my next property.

David,If you can prove that was your original intention to obtain a loan on the property.

Any one bought houses a few days before the tax sale ( not certificates) for next to nothing recorded the deed.. then when an investor buys it applied for the overages????

With that information this is what I would do. 1.Obtain recent sales comps of both rehabbed and new construction for the area.

Which is why many banks make it very difficult for small investors to obtain funds.