He was able to refinance the house, payoff the remaining debt and payout my equity portion, which was about $32,000.I took that $32,000 and bought a HUD foreclosure.  

I've taken data from title COs and fed it into AWK to format output for CSV, making spreadsheet analysis possible - - however, due to an HD crash, nothing remains of this technique.

I have the list of the leftover properties from the big twice a year sale that happened on 11/3/15...these remaining properties are available as OTC sales. 

I like involvement in fixing things up, there's something therapeutic and satisfying to me transforming something, even small things, or getting something to work again.

This would satisfy the needs of all of your tenants and you will come out looking like a great property manager. 

Some areas like Ballard, Queen Anne, Magnolia, Wallingford, Fremont, Greenlake, Bellevue, and Kirkland always remained solid for flipping even in 2008 and 2009. 

Will the title company will  handle all the money and simply send any remaining amount to me in the mail and I really don't have to be there (extra earnest money more then the cost of the paper work, difference between buy price and sell price)?

I will most likely pay them to clean it on the way out if relations remain good.  

Once I learned this principle, I was able to remain calm as I worked through to a solution.4.Keep a Lessons learned log.

When you make the decision that you will only rely on institutional financing, you decide that you want to live a life of mediocrity and that you will be controlled by others decisions of what is right for them regardless of of illogical that is.When you make the decision that you will work to find private lenders who share your vision and want to help you realize it, you will find more than enough money to satisfy your needs.