Hey Ken, Did you ever get this resolved?

I don't think we need to talk about "opinions" or "interpretations" of law, as they can vary with each attorney or laymen, and nobody is correct or incorrect until case law resolves the issue.

Again, this issue should be resolved.

Sounds like the estate has a negative value so getting this thing resolved and moving on with your life would be the best use of emotional energy and time.

Third party entities are closed on Holidays, they have glicks in their programs and sometimes the technology isn't compatible with our software program and so that can hinder us in our business, especially when doing an eviction as time is of the essence. 

While the title company thinks that the matter can be resolved in 1-3 months, frankly I am not so sure.

Decided to wait to contact former tenant until we got notification from city.On Jan 3, got another email from tenant informing us that since we hadn't replied to her first email, she'd contacted county legal services and was preparing to file a lawsuit but "hoped" we could resolve this without going to court.Today (Jan 4) I replied and told her we'd refund her full deposit (she did leave the place clean and in good condition) and her rent from Dec 18 - 31.

Second, you need to have an agreed-upon way to resolve these types of disagreements without having to get input from strangers.That said, it's very easy to justify not giving an ARV for a wholesale deal. 

If he is that much of a headache - and it seems he is going to continue with his abusiveness and continue giving you problems - it seems like it would be worth it to let him leave if he wants to so that you can get a better tenant in his place- the mental and physical toll this tenant will place on you does not seem worth keeping him around and then trying to "punish" him for resolving your problem by leaving  seems like it would only stretch out the inevitable.

So the lender is suggesting I deed the property from our LLC to the two of us, and this should resolve the issue.I am not against adding the Mrs. to the loan, as long as it doesn't hurt us.