Texas probably has local laws that are specific to Texas.The obvious question you will ask the attorney, is if you have someone sign an exclusive agreement and you can't prevent the foreclosure, what is the exposure and liability you would face.That will not be an easy question to gloss over since you are dealing with people's homes and they get very emotional if they think you promised to save their home and you fail to do so.

Hello Juan,I was looking for a template too, Each case will be different,For instance, I am about to send an offer to a non-profit that owns an apartment complex so need to make sure I tackle the emotions and try to build rapport with them.Below is part of my letter:After reviewing the property on x st. it’s current condition, It is our intention to keep the integrity of the building as is, we will commit to keep serving the current tenants and respect the 55+ over tenant profile for the building.

You can't let you emotions and situation effect your judgement.

It can be an extremely emotional experience for the average person.

This really helps deal with the kick to the emotional solar plexus people get when things don't work out!

This allows us to make much more calculated decisions as opposed to irrational/emotional ones. 

Even if the residents use the space on average once a month, it's the sellin point during the initial showing that spikes their emotional level giving them images of the potential with the space.

She, in the end, makes her own decision.You seemingly let your emotions rule based off of your posts so far.

Which reminded me that I have to leave my emotions out of land lording or risk getting conned.

Then you have what is a very dangerous thing as well were you have all these newbies and wanna bees with no real capital get into the deals then can't pay the underlying because they are thinking hey I will just flip it does not hurt their credit and they only stand to gain.. especially when people get into these deals with a few hundred bucks.. then you really have the scoundrals who never make a payment and rip the rents for as long as the foreclosure process takes.. and in some states that is a long time.So Sub too being a viable strategy in the hands of the wrong person or someone with your attitude ( hey by the time they figure it out and foreclose I will be down the road) is a dangerous deal for the poor seller who gets totally abused credit wise and emotionally .So its seller beware.. and It would be great if you would think about the seller not the person trying to do this and get a sense that they are off scott free and who cares if a loan gets called.