Any thoughts, questions on input on my situation would be appreciated.

Like I said, I'm new at real estate investing, but I thought I would just throw it out there as a possibile situation which may be encountered in dealing with the banks.

In a short sale situation where you are "shorting" the lender what they are owed, then lender approval is needed.

Of course that's a decision for you to make after you consider your entire situation.

Our company can help make sure you have not missed anything in the past and give you sound tax advice on your current situation.

Operating expenses include taxes, insurance, paid management, maintenance, office supplies, advertising, legal fees, court costs, fuel for your vehicle (or mileage), some vehicle expenses, some education expenses (possibly depending on your business situation), etc.

i thought maybe some realators may have clients in this situation that they could refere me to

You said that he was in a more precarious financial situation than I am right now.Do you happen to know how he was able to secure 20 plots of land and have enough capital to build on these plots?

If the situation doesn't permit having the title company do it (as in working 100's of foreclosures) then I will at least do my own research at the county clerk's office.Now, I rarely buy title insurance when I buy a property. 95% of the time I end up buying it for the buyer when I resell, so I don't like paying twice.

Give us a bit more information on the situation.