The foreclosure process will vary from state to state.File is transferred to the lender or servicers BANKRUPTCY department upon filing unless it is a smaller bank.The smaller banks generally have many things rolled into one department as they do not have the default volume to justify separate departments.3 ways to dismiss in BK.The filer motions to dismiss the case.The trustee motions to dismiss the case for non-payment of the BK plan.The creditor motions for a "relief from stay" for their asset.In other words if they borrower is making the BK payment but not the regular mortgage payment the bank can ask for the asset to be pulled out of the stay.This way the bank starts to foreclose again.How a bank views the foreclosure process will depend on time lines and process for that state.From my experience banks do not like short sales while in BK as that can be viewed by the court as a collection activity against the borrower.My experience also shows that sellers are motivated to do something up until filing BK.After filing BK they get a sigh of relief for awhile.If you live in a property as your personal residence and filed BK you sure don't want to sell it.You want to milk the BK for all it's worth.The credit is usually trashed to because for many BK is a last resort after failed loan mods and many other avenues haven't worked out.

Arrangements with private companies can vary quite a lot.

Sure it can.2 wrongs don't make a right.This is like saying because a buyer is in default then I the seller am not going to show up at closing.Even though the landlord might not be meeting their requirements doesn't give you blanket authority to throw yours out the window.A landlord can pursue damages,lost rent,get a judgement against you,file lates on your credit report,and the when the judgement is entered hire a collection company to pursue for garnishment of your job wages or collect from your bank account.Tenant and landlord rights vary by state so this is not legal advice of any kind.You need to check in your state to see what applies.

Remember that state laws do vary and if you reside in a state where eviction laws are tougher to decipher or nagivate, by all means hire an attorney.And yes, you can hire an attorney for eviction (or even small claims court), but since court filing fees can cost $300 or $400 and attorney's fees per hour, some folks are intellient enough to figure out the eviction rules for states that do not have tough eviction rules.

This strategy is great.LLC's are a hybrid beast and the way they are taxed varies by organization.

Does this vary by lender?

Especially this time of year, the volume of buyers is going to vary tremendously week-to-week, depending on the timing of schools starting, the timing vacations (which is going to be related to when schools start, etc).We have weekends where there are no showings, and then weekends where we have a dozen showings on the same property -- the difference is not market forces, but timing.In addition, depending on when specifically you listed the property will make a difference.

Expenses, income and return vary greatly depending on the market and the size of the property. 

We can all help each other on these forums to a certain degree but when push comes to shove most of us are not lawyers and we all live in different states where the laws vary...

The question is, and I've seen posed in varying ways, what do you do with all the cash flow, surely you not going to invest it in stocks or gold, right?