. - 31 trailers in total ruin- 14 trailers that could possibly be repaired or sold (5k+ per trailer)- 11 trailers people are living in (5 tenant owned - and the rest are owned by park)- Before COVID renters were paying $200 /month- Trash everywhere and lots of land clearing to get it back up to parOther Issues:- A lot of theft- Nobody currently paying rent because of COVID and he cannot evict- No financials on the operation- No water meter at trailer- No agreements with renters- He has 480K in it - and said he wouldn't entertain anything less than 400kThe amount of work to get it up and going again and the lack of current revenue makes it hard to justify anything around that number ...in my opinion.I've just let it be for now as he either needs to have pressure from local environmental agencies, etc to get rid of it for a reasonable price..... as, he is just "sitting" on it. 

What agency is he with?

Depending on when the tenant's lease is up you can send the tenant and Section 8 agency a notice of rent increase.

Let a non-profit or government agency know of its availability at no cost.Offer part of a commercial building to a boys and girls club for no cost to make their services to teens and children more available in lower income neighborhoods. 

Also, make sure your insurance is up to date.Personally, I would turn it over to a collections agency, that is a whole nother set of laws/rules etc....once you get your judgement I would turn it over. 

@John Soba Who, what lender/government agency is sending to auction?

I think most of us in plain sight don’t see a difference between the Federal agencies and government.

What's holding me back is my team in Austin is awesome (my team being: lender, realtor, property manager), and I find the prospect of finding a new San Antonio-based team daunting because...The Austin team was found/built while I was living in Austin......but since then, I've moved overseas.The new agency rules re: ratio of investor loans etc.I think I generally have two ways I could sequence this...- Option A) Start the process of finding/building a relationship with a lender, realtor, property manager... while being up-front with them that I first need to sell my Austin properties first...Variation A.a: Start 1031 exchanging them as their leases end one by one...Variation A.b: Forgo the exchange and pay taxes now...Variation A.c: Try to offload all of them in one shot as a portfolio...- Option B) Start selling the Austin properties first and figure it out as you go.

I work in the non-recourse and agency financing and it's going to be extremely difficult to find anyone that will do 80% LTV at this time. 

Believe it or not, this is still one of the most horrific and unscrupulous businesses in existence and sh*t like this happens constantly....the regulatory agencies that oversee agents are full-time slammed with complaints and hearings about stuff like this.That said, there may be more to the story...did she simply ask you to pay her more?