@Zach Liu The situation you described is pretty common.

D: Run down properties in bad areas.The area and the property can be described separately.

Comerical is described as 5 units or more..

The investor portfolios exist in the way I described above, but I know they're difficult to find.

IMO the IRS lien as described in this thread wlli NOT be extinguished by the mortgage foreclosure of a mortgage dated after the date of the IRS judgment.

We just had co beneficiaries as described on the DT and Note...

I'm not qualified in describing hard money outside of only pursuing it after other self financed investment options.

@Jason Gutierrez If you're looking at Dallas, then I would caution you about what is being described as a "good" or "great" neighborhood at the price points you mentioned.  

If you were buying in a small South Dakota city that has exploded due to oil then you should be concerned and quite frankly it's too late at this point to do anything about it.Ultimately if you bought to hold, then you shouldn't look to sell unless the long-term dynamics have changed (don't think they have from what you've described).  

The problem is your describing a house that 'regular' buyers would buy, so its hard, depending on your market, to buy and have any equity left.