Additionally, if you live there for two years, and have good appreciation, you can take up to $200,000 in gains on your home with no tax on it.This article explains it: https://www.nolo.com/legal-encyclopedia/the-250000...Good Luck!

Being in foreclosure has no legal bearing on the deal, except maybe you’re on a clock.  

@Daniel Pitta LLC protects you legally.

I thought I was smarter than that and I screwed up, but I knew I could fix this mess. I

It’s a potentially messy situation because when she doesn’t pay , you may have to evict . 

But security breaches at accounting firms and legal firms are contributing to the plethora of tax information available at rock-bottom prices online, according to a cybersecurity executive.https://www.cbsnews.com/news/tax-return-criminals-..."

It is legal to send them mail, however I wouldn't mention right off the bat that you know it is in pre-foreclosure.

I am not a lawyer and have nothing useful to say about the legal aspects of your situation.From a personal standpoint, I would assume there may have been a financial and/or time reason for her failure to complete the quit claim deed. 

I am not 100% sure on the legality or fees if any on either, but worth trying.

You will have legal protection through the LLC and it will act as a pass through as far as your taxes are concerned.