You mentioned wholesaling and then flipping and then buy and hold.

But in this case it's not costing the buyer a dime to tie it up, it IS costing me 8K a month since I've given notice to 2 tenants to move as a result and am now going to be carrying the mortgage myself, not to mention the stigma of it being on the MLS for this long if I relist, having had it marked pending, etc. 

@Jeff Kelly thanks for the mention!

@Justin Brown might be a little more in tune to LV MF but I casually keep myself abreast of what’s going on in, and as others have mentioned inventory is slim.

She mentioned declaring bankruptcy to stop the foreclosure but I know I read (here I think)  that while it would do that, it will cause other issues.

Not to mention the admin cost/burden of setting up/running the LLC(s).Unless you have high net worth or ton of assets what you're seeking can probably be solved with umbrella policy which would be a LOT LOT LOT easier.

The real estate taxes in Illinois are very high as others have mentioned, but they are still workable depending on what type of return you expect. 

These tenants mentioned some things were not fixed that they asked for when I went for the inspection.  

PS I didn’t mention USDA loans because you are purchasing in LA and that loan applies to rural areas.

Furthermore, I often find it's much easier to convince buyers to sign with me than sellers by telling them that classic line: "Oh, did I mention that my services to you are free?"