suggest you have issues with your CR and may have been subject to ID theft :sigh:

Provided that the HOA cleared the redemption period, they do own the property subject to all senior liens and have the right to sell it.Usually an HOA lien is going to be the most junior, so that means they get title to a property that may very well be underwater.

My plan is a modification of BRRRR where I'm using a "subject to" to acquire, then renovate, then refi once it's stabilized.

Search local portfolio lenders aka small banks in the area of subject property and ask to speak with  VP in commercial department and inquire about loans for "investment properties" and ask about requirements.

The subject property is usually the collateral. 

Hello BP,Quick question in the subject line.

Depending on what you are trying to accomplish, my LLC is taxed as an S Corp on Flips and Commission Income keeping in mind you have to draw "a reasonable wage" (W-2 wages) subject to self employment tax, and other profit can be drawn as dividends, and not subject to self employment tax, my rentals flow through to my personal return, but the properties are still in the LLC.

Can you guys provide some good strategies/advice for doing a subject to the existing loan deal?

I have learned the art of persuasion and selling from numerous sources over the years, however, the best persuasion techniques that I have learned came from one of my favorite mentors, Brendan Burchard.

Most lenders are doing a max 6 month look back on properties sold within 3 miles of the subject property.