Since it unlikely you'll incur expenses across different properties all at once you can keep a balance and either pull money or the table or build it back up.

If you do go to the auction sale, you also got to check for state and federal liens though, they are trickier to get rid of.Since the payoff is already high, in this scenario one way for you to profit from buying the note and foreclosing is to negotiate to buy the note from a lender at a large discount from the current balance and hope the bidding goes above what you paid (you'll profit from the difference). 

@Ryan Keenan Yes, 401Ks can qualify as reserves, but lenders will only use around 70% to 80% of the remaining balance (after you take out the loan) to account for taxes and early withdrawal fees if you need to liquidate in a financial emergency. 

Let's hope this is going to become a trend, because higher wages across all income brackets will not only provide fuel for the builders, but also reset the rent to income ratios, cause some healthy inflation and errode mortgage balances (on my rental properties) and after all national debt.

What is the cheapest way or site to find mortgage balances?

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.