@Martin Scherer @Bryan L. 

The first filed foreclosure in 2013 and has done absolutely nothing on the case since then other than serve the summons, it's presently up for dismissal for lack of prosecution on 5/5/15.  

But note that state laws often requires the "posting" or "serving" of hard copy notices for certain things (like pay or quit notices, non-renewals, and terminations).

.--------------------------- Yes....That is right as per FNMA --  but some commercial lenders will go to 80% as NOT written to FNMA guidelines.Type up a generic application...pull your credit online with all 3 scores...then fax it to two or 3 or four lenders...with these instructions.1) They are NOT TO pull the credit again as your trimerge credit is included  - so no more inquiries and then they do not know who else is looking at the deal2) They have then job history and debts --- and property address so there is NO REASON they cannot give you a very accurate good faith and the property address will allow them to pull a title profile and an online AVM appraisal ---  so they know 100% what they are getting into .Because I serve three states and many times drive to see clients and properties  I do this process upfront on all my deals - so cutting the conversation very short with a bad deal.

Thanks for your responses, which title company would be best or is it trial and error to find the right one @Brian L.

An area where young people are leaving, not moving to, is generally not a good sign, for example.It sounds like you have to do some more research and establish what your criteria should be for investing in a market that serves your needs and meets your financial objectives.

Talk to an attorney and get the tenant served with a pay or quit notice immediately and then file upon the expiration of that.

Next is the GC needed to have me served with this notice and then within 30 days of me being served, we would go to arbitration to determine if there was enough evidence to allow the GC to move forward with actually filing the claim.  

Are you working with a P&L?

One example: choosing to buy a box of instant coffee which has 50 servings for around $10 versus going to Starbucks or Dunkin’ and buying 3-5 servings for around $10.