Once you get judgment, there may or may not be a redemption period and then the sheriff's sale.

And the HELOC is interest only for a period of time before adjusting to an amortizing loan.

Of those 40 days they have a 10 day appeal period (that's the main delay) which some local lawmakers are trying to eradicate. 

A quick look at tracking shows they attempted to deliver it over a 10 day time period and she never picked it up.  

The income can be labeled as ECI(Effectively connected income), FDAP(Fixed, Determined, Annual, Periodic) and FIRTPA. 

The identification period and exchange period do not start until the closing of escrow. 

Write your contract based on your own numbers, include contingencies in case you are off by a lot and then ask for whatever financial documents you need during your due diligence period.

Just go in letting them know you will continue to fix things and take care of the property as the previous regime but you prefer a 12-month lease and that is how it will be going forth.You can even give them a month or 2 grace period of a month to month and then add the 12-month lease, which would also give you some time to find a tenant for the other unit.

I don't think it's unheard-of to get a seasoning period of 6 months (or even 4 if you're quite lucky). 

While this is fine for a period of time, I would like to figure out a longer term solution.I've thought of getting a co-signer on the mortgage, as well.