Right now its scattered over 3 accounts and only 1/3 of what we will have in a month or two.When (not if) I am successful with our first REO deal, I will come back to this thread and post the success story.

A foreclosure procedure would almost certainly require notification of the underlying lender, and they may choose to start their own foreclosure, even if you're making the payments to them.

Not sure if this bank will negotiate or not. If

Borrowing money costs money, whether you believe it should or not.  If

I believe I (my LLC) should hold title and give him a promissory note and a deed of trust giving him the option to record it or not, If he records the deed, what kind of liability does the investor have (in California) as a lender. 

How do I stop the notifications from coming to my email?

In Calif. the Lenders can request notification from the County Tax Collector should the borrower fail to pay the property tax.

I suggest setting up some keywords that you're most interested in so that you'll get an email/notification anytime their mentioned - ie Miami, Lauderdale, etc...Good luck in your RE journey!

You will want to see a copy of all leases, addendums, credits reports and applications for each tenant as part of your DD and books and records. if any tenants are behind of rent payments, you need to find out if ownership gave them notification and if they plan to evict based on no rents paid.

However, we already try to get buyers to raise their offers by sending out a "Multiple Offer Notification", requesting their highest and best offer by a stated deadline.