Proceeds from the trustee sale will go to payoff the 2nd and if there is any remaining the balance will go to the now former property owner. 

I also have a clause under late payment that reads: "payments received by Landlord when there are arreages, shall be credited first, to any outstanding balance, and then applied to the current amount due." 

I assume get the contract singed of course but when it comes to getting the balance paid... will that be done at closing?

I invest in all three options myself and think it's a good way to have a balanced portfolio (within real estate of course).  

The house was purchased for $115k in 2013, but the fair market value today is 80k with a balance of 95k remaining on the mortgage.

They all have intro cards that allows you to basically use there money for free for 6-12 months and say you have a Visa with a high balance of 10k this should be the min start point with the other cards.

Because it's conforming and no high balance, down payments in markets like these are often non-round numbers like 8.427% just to hit the loan limit exactly to the dollar. 

There will still be REI deals available down the line and your personal balance sheet will be a whole lot healthier when lenders look at it.While you're doing that, learn about your options for how to put that $50k to work toward your REI goals once you decide what they are.

The capital is still there, just remains on the company balance sheet.

What I run into quite often, even though we tell our clients not to, is that during their loan process they will go buy/lease a car or some other high balance item and go over their debt to income limit.If you lease a car before you apply for a home loan and it shows on the credit, and your are approved with that debt you are fine.