It may not be comfortable (like I image online dating would be haha) but it is worthwhile and effective. 

Here is Fannie:Permissible Exceptions to Continuity of ObligationAlthough the following refinance transactions do not meet the definition of continuity of obligation, the new refinance transaction will be eligible and not bound by the limited eligibility parameters described below if any of the following are applicable: The borrower on the new refinance transaction was added to title 24 months or more prior to the disbursement date of the new refinance transaction.The lender documents that the borrower acquired the property through an inheritance or was legally awarded the property (for example, divorce, separation, or dissolution of a domestic partnership).

Last week a year later to the date we get a call from the same company that we must pay a 547.00 fee per each LLC in order to continue operating. (350 per business licence and 197 for registered agent), which seems ridiculous being that in Florida the cost we have been told we need to pay is 138.00.

Is there a way I can contact his bank and get a reduced amount to get the loan up to date?

They've in the process of evicting the tenant but the court date isn't for another 3 weeks.

Some of the properties that I am look at that today are already in auction status meeting a date has been set but not all properties are set up that way today.

It shows up to today's date of addresses that have violations.

If your intent was to hold the property for productive use in business for trade or for investment then you could do a 1031 and you could get capital gains treatment if the closing of the sale crossed over that 5/27 date.  

So if you're going to go in for a discount it better come along with cash (or at minimum a pre-qual), a quick inspection period, and short closing date.

.- review all lease agreements and confirm their expiration date.- review all history of rents, write down any tenants names that show inconsistencies of payment and find out the story(s).- verify with the building department the property has a clean history of compliance.- verify the next building inspection date.- review PM terms and arrangements. - confirm all mechanical/utilities are owned free and clear (make sure there are no rented mechanicals/utilities, for example water softeners/purifiers). - Confirm the health of the T12 with your accounted!