Lien holders are allowed to add legal fees, and almost any other out of pocket expenses paid that the borrower was obligated to pay as part of the deed of trust, for example insurance.With significant equity in the property, there is a strong possibility, perhaps even probability that the debtor will fight the foreclosure.

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Consider your obligation to the end buyer when the due on sale issue surfaces, if not paid off by someone in the deal you are in default to your buyer.You can not simply create a deed-in-lieu-of-foreclosure (DIL) or hold one and go down and file it and mail a letter to the seller note holder saying "We're out of the deal, we have you the property back"!

Even with all the research going into the value of each home, "good homes" can either "fall off" the auction list and not go to the steps at all, get bid up to ridiculous levels, (which I see in every auction I attend), or the bank may actually open the bid at too high of a level for you to want to buy the home ( for example- if the bank has a 2nd mortgage on the property as well as the 1st, or the crier is actually crying for multiple lien holders together).Meanwhile - given the above, if you borrowed the funds and never used them, you owe the points back to the hard money lender - assuming he lent you the funds to begin with.

In my opinion, section 8 in Baltimore would be good but voucher holders want all the upgrades. 

"my towel holder fell off the wall, please fix it" "the light in this room stopped working"  for little stuff like that we (my PM) try to coach them though it (like how to replace a light bulb) or wait until there are 4-5 things needing to be fixed then send someone over. 

JohnJohn Thedford, Yes in Arizona the lien holder can end up with the property.

Since the IRS doesn't have a purchase basis or other offsetting information, they use the sale amount as a place holder.

@Anne Williams - liens have a priority; you will have to understand that concept very well to participate in these foreclosure auctions.If the lien that is foreclosing is the most senior lien, the junior liens in general will become extinguished / divested if the junior lien holder was given proper notice of the foreclosure auction as the laws in that jurisdiction would require.

There is barely a voucher holder applicant with a clean background.