I understand there alot of "shoulds" in the post but:.....It is my understanding that the only liens that survives first mortgage foreclosure are HOA, prop. taxes, utility bills, irs liens which has a redemption period as only recourse, and liens recorded before first mortgage, which unless bank and title company really messed up shouldn't exist.

Self mange and consider HOA prop mgmt fee... 

It used to be a number of months of payments...six months...per property of principal, interest, taxes, insurance and HOA.  

@Wayne BrooksYes, I have a 1st in OH with a 2nd (HOA) foreclosing on it when I purchased it. 

Here's a blog post that can help you with that process and lists some of the more commonly used websites: How to Determine Fair Market Rent.To answer your second question, county property tax would not normally be included in any HOA/maintenance fees. 

It is not an HOA sale.

Our declaration and HOA documents state that all owners will pay for their own windows for their unit, but it does not say that they must do so at a specific time.

The legal structure is typically an HOA or Coop.

Don't forget to check HOA fees.

All vacancies, rehabs, replaced A/Cs, flood damage from burst water heaters, HOA fees, taxes, insurance, property managment etc.