I am interested in short sales/foreclosures.

Absent of the insurance policy.. if the LLC were unable to pay a claim against it, someone can force or commence a foreclosure on the assets of the LLC.

It's a duplex that I purchased being a foreclosure, from the start was interesting to say the least.

@Alex Skeg Many investors are looking forward to the opportunities on the horizon in terms of interest rates pulling down prices, increase in foreclosures, panic sales, etc and therefore they are looking to stack as much dry powder as they can to take advantage in the near future. 

In this scenario, the seller might have to go through a foreclosure which could be a cumbersome and lengthy process.If the seller has an existing mortgage, he/she will need approval from the lender if the terms of his or her loan prevent this type of transaction.Because this process is less structured than a traditional loan, you will need the help of attorneys and knowledgeable professionals to make sure all documentation is in order.

You have to target motivation and start making calls, foreclosures, tax delinquent, code violation properties. 

I don't know why but I am just imagining a foreclosure may be different?

@Jeremy H. this was a foreclosure. 

I have found 2 deals that are in pre-foreclosure that could be huge wins if I could get them for what I think I could possibly get them for.

By saving the home in such a manner an investor may find himself/herself as the subject of a foreclosure rescue / equity skimming / fraud complaint.