If the owner is willing to give you a deed-in-lieu, that would be much better, but doing so means, that if you made a cash loan, you will need to sell the property (or keep it) and you will not be able to seek any deficiency judgment if you sell it for less than the amount due, plus costs.

I hoping this deal will net us about 12-15 K.

Rob K, awesome questions!

You and your girlfriend will each receive a Schedule K-1 from the LLC, which is how the income passes to your individual return.

There is some difference in deficiency though but that would be for the Sellers representative to try to negotiate out with the lien holders.

M Ness as Jerry K. said there are other ways you can invest $20K.

Rob K - I see what your saying, but unfortunately its not an option.

It wouldn't be the standard classical look of a six panel door, but i would for sure dress them up.Rob K - you made my point with the cost being so low, that's why I struggle with it.

But what’s the risk Rob K?

I agree with Theresa k.