Your best bet is to use a list broker and purchase these kinds of leads.

And they really don't like to see people lose money in their IRA's I bet that's much of it.. non experienced folks lending retirement money then losing it.. fed can follow via tax returns

If you look at the housing affordability index for your neck of the woods, I bet you are not at the top of a regular housing market cycle yet. 

I bet you would not call Detroit residents Hood Rats over on Davison and Dexter.  

I'd bet daddy was there then too, so his guarantee may not really mean much.Without more specific details. this isn't an investor deal, more like charity with risks of getting nailed in financing and tax matters.

I'm staying cautious before betting the farm on rising rents just due to the incredible amount of inventory being constructed - 18,800 units forecasted for 2015.  

Its risky because your betting on appreciation at this point, however if you can cash flow enough to make it worthwhile then you might consider it.I'm not sure if Illinois is a judicial foreclosure state or a non-judicial, my state is non-judicial, if yours is the same, then you can bring the arrearage current to stop the sale no later than 11 days before the sale, however I have done it 1 day before the sale by communicating with the trustee that handled the sale.With the time that you have left, you could market for your end buyer and with their down payment or option funds, you could use that to bring the property current and stop the sale.If the property goes to auction and reverts to the lender, they will then put the property into the REO dept. and it will come out some months later as a listing by a realtor typically close to full market value.

If they agree to that I'll bet money they have no problem saying peace out mid term

I bet those things cashflow like no other.

I bet you can get your insurance to cone in at 75/mo or better- the thing is only 1,500 sq ft.....So 400/mo mortg, 300/mo taxes, 75/mo insurance.