It is not wise to solicit them as if you are "helping them get out of their foreclosure situation" ~ because this tends to imply that you are aimed at preventing the foreclosure so that they may keep and remain in their home. 

She moved out before her lease was over, and there were no remaining deposit funds available to return to her after cleaning, vacancy, re-leasing, etc.

He really thought we could swing a better deal for all 4 remaining but I'm not willing to go in debt that far.

This would change your scenario dramatically and put 200K or so in your pocket tax free and still allow you to 1031 and shelter the remaining. we bought about 15 years ago for about $323,000.  

One investor bought 2 and another bought the remaining one.I still don't know why it happened like that.  

In that case you would take title now, but the mortgage would remain in the seller's name until you refinance.And a 3rd method is a wraparound mortgage, where you take title, and give the seller a mortgage that 'wraps around' their existing mortgage.

The due on sale clause can not be exercised by the lender as long as title is transferred to a land trust where the borrower remains a beneficiary. 

I was born in and still have family in Indianapolis and I will be purchasing cash flow properties there.Cheryl Cheryl if the rents are not increasing how do you avoid having your cash flow being eaten up by rising expenses and inflation?  

For example, are you just looking to lock in a rate long term for the remaining principle on your home loan or are you looking to take money out of the refi?

Probate is the process where a court makes a determination of all the heirs, pays all the debts and distributes remaining assets of the deceased.