I also want the correct price to be reflected on the deed to prevent any future tax issues.To move towards a resolution - should I contact the title company I used to close the property - or should I contact my RE lawyer first? 

Now the governor is involved and wants new legislation to prevent this type of tax foreclosure.  

They'd still benefit and get a solid return, but it could prevent a bad deal ruining a friendship. 

That is when we saw that brain annurism and scheduled that surgery to corrective surgery was to prevent a future problem.SFH's vs apartments have pros and cons.  

The reason I am hesitant to bring up is because this has been highly abused by fraudsters in the past and I think has a lot of nuanced regulation around it now to prevent fraudsters from convincing homeowners in pre-foreclosed properties to basically give them their property for practically nothing right before they get "wiped out" and then letting them go to foreclosure intentionally to go after the excess proceeds.

The good thing about fear is that it typically prevents one from entering into a dangerous situation.

So, what @Jessica Zolotorofe said, get out the operating agreement.You may find that you cannot prevent the sale and 1031 but using 1031 creatively you may be able to craft an exit from the subsequent purchase.

The limit on rehab dollars borrowed is set at 50% of whatever the Appraiser has found the finished value to be to prevent over improvement  of the property.

Maybe you did and the inspector missed it too, that happens unfortunately but it helps prevent stupid mistakes like this more often than not.Things will happen, even good subs will screw things up at times.

However "keyless" deadbolt or other approve devices that prevent entry from the exterior without a key are required on all exterior doors including a garage