@Tyson Taylor An IRR calculation could take into account the initial purchase of the asset, the exit proceeds, and the cash flows you bank during the 5 years in between.

Proceed cautiously.

You will have an assignment agreement that specifies your "marketing/assignment fee" and that will be on the HUD settlement statement and you & the seller will be paid from the proceeds at closing

I am of the opinion that I might just get a warranty and proceed to close.

Once you know all these answers then you can make a judgement on how to proceed

The custodian of the Trust will instantly give you up as the owner in any legal proceeding, as they should and must.  

If there is some CLTV equity you may get a payment from the auction proceeds.

You could make the proceed check out to that fund.What's important is to let the son know that he won't be required to deal with the sale... you'll take care of all the details and make it easy on him.One last piece of advice.

You show that, on balance, what you are suggesting is the best of all possible solutions.Investors who sell the way that doctors treat patients find that their deals proceed far more smoothly and result in bigger and better profits in less time.

(My current cost of living is about $3000 a month)Short Term (0-2 Years): Rehab homes in the Baltimore County and Anne Arundel County that have an ARV of around 150K-250K in which I can make a minimum of 20K per deal and use the proceeds to fund my buy and hold properties.