-Exodus 20:8-11There are three points to consider here, two of which I believe to be keys to success for everyone, but especially real estate investors.Point one: the Sabbath occurs on the seventh day.

I was wondering if someone can help layout the finer details of how this transaction would occur from the buyer and seller perspectives.

We want to buy the house with them as the owner, then put it in a land trust immediately so that when the inevitable occurs, we acquire the property, and so there is at least one layer of asset protection. 

In our project actuals there was  ~8K in costs that would not have occurred if we did not have to clean-up after the pets.

But you also have to factor in the default rates that are going to occur with a percentage of the portfolio.

Ok lots of miss information on this post as this is a CA foreclosure  not a Judicial sale like FLA or other states.1. if the first goes to sale with that equity position any money bid past the opening bid by the first will go to the second automatically.. there is no law suit in CA trustee sales its power of sale.2. the second once the foreclosure occurs both liens are removed.... from the property the second though does have the right to then sue on the note for a deficiency.. ( however Extremely rare on the west coast but it does happen).. but that just goes to the borrower not the property.3. if its a purchase money first thats being foreclosed no deficiency judgement is allowed.. its not like Texas were you can foreclose and get a judgement.  

Capital gains will not occur if you rent the property only sell it.As far as the loan through your company paying off the debt that you are in at 4.5%, that would just be moving the debt from one area to another, so technically you would still be in debt, but at a lower interest rate. 

Does yours specifically state that the seller is responsible in the event of this occurring?

I never said any such thing in writing or otherwise and can prove it, as they were not home at the time the appointment was supposed to occur, so all interaction was via text and email.

The farther away that you live from your rentals, the more it costs you to get there and take care of all the problems that will occur.