If the rehabber has experience in an area you should be able to see that they have a solid track record of estimating sales prices and rehab costs but if, for any reason (illness, cash flow issues, loss of key contractors, etc.), they do not complete the job the lender may have the significant expense of foreclosing.

(they reserve a separate room at the venue and order food as a "Thank You" to the venue)

We are at a loss on where to start.

I can follow up  with you to see what the local experts think about what is the best method in limiting any tree loss/damage to the property.

I'm also wondering why it may not have been put on yet... is it possible HUD is holding onto it until property values rise enough to recoup their loss?

In reality banks have been getting wise to the whole "short sale" transactions and it is too much of a loss for them. 

Its not a huge loss but still a loss so any advice as to how I can correct this issue is appreciated.

I would invest in private equity RE investment firms who put their funds up in a first loss position.  

Under each, you can set up LLC's to hold property, whereby the income/losses flow up through the partnership and into your hands as personal.  

Don't have much to share quite yet :)@Jenkins RamonMeat and Potatoes Below:Price: $140k Rent: $1,560/moWater: $60/moPrinciple and Interest: $525/moInsurance: $80/moTaxes: $320/moCashflow: $575/mo (those numbers are a little inflated since I made the purchase decision on more conservative numbers of including 8% vacancy loss ($125/mo) and additional cleaning and maintenance costs of $100/mo so when I ran final conservative numbers I was at $350/mo.