And some lenders are not going to be a friendly as others. 

@Elaine Fawcett I've been told by auctioneers that the hidden reserve is generally at least 70% of whatever the total outstanding debt is on the property, if not closer to 100%, particularly in the competitive market most areas are seeing.

@Alex Rand, You have plenty of options and a good commercial agent will be your best friend to determine best course.  

He's investor friendly.

When me and a few friends had just a few units near each other we'd be like "hey.

It is very scary and I wish you and your family and friends the best of luck!

So my net recommendation is to look for markets where you know someone (friend from work, a place you went to college, where a cousin lives, etc.)  

My best friend from high school who I still communicate with on a weekly basis goes to school in Dallas currently, so I am beginning to voice my interest in the area and accumulate knowledge of the general status of Dallas as a city.

I have had many of my investor friends talk to me about the monthly tax sales at the courthouse in Lake County.

There are multiple items at "play" so I may need to provide more detail to fully resolve the issue.Quick Background:Bought a rental property in March 2010 with financed alongside two friends/partners.