My wife has a federal loan as well but the interest rate is far more reasonable than the loan I detailed above.So I have a guaranteed 7.59% return and an extra ~$350 in my pocket if I pay this loan off.

I am hiring a part time handyman for each region at $20/hr and guaranteeing 10 to 20 hrs a month, most of it being work that can fill in as their schedules allow.

I guarantee there are agents that could tell you market value within minutes and then back it up with factual data.

Why would you want every investor to personally guarantee the loan?

Although, due to the properties condition I could see how it could be better off to lessen the risk and walk away with “guaranteed” pay.

On the bidding site it has a link to the property appraiser site for the “lot”.......100sf“Northerly 1’ of lot xxx”An aerial showing the strip as a red line (the site shows lots perimeters in red)“land value $50”“No building”In addition the bidding site page tells you “to do a title search, no representations made....”There are also boxes you have to check off to enter the bid site telling you there are no guarantees, talk to an attorney, etc. 

I inform tenants  before they sign the lease that I cannot guarantee repairs / inspections will be done when they are home.

If payment in full is not received, then sue in small claims (for under $10,000) or hire an attorney and file a civil claim (may be very expensive).But if/once you receive a judgement, it does not guarantee any money.

From what I understand it takes longer to close on these loans and their are more hoops to jump through so as a seller I may be willing to take a lower amount to lock in with a more guaranteed sale. 

The only time it would matter about what your lease contract said is if the law didn't already specifically cover the circumstances in question, however I guarantee you that every state will already have rules about who gets to keep the deposits.