You need to get a foreclosure attorney involved.

Because I believe you can manage the finance challenges involved, I suggest looking at this route.  

@Joseph Osterbergeryou can keep an eye on the MLS but it's more likely you need something off market.i would go to meetups and meet local investors. 

However, Even though the property is in service in 2025, you could still do a cost segregation study in 2026 and make a Section 481(a) adjustment to catch up missed depreciation......Anthony,as a tax professional, I'm confirming what Brian said.You will need to use the procedure he mentioned which involves completing Form 3115, as opposed to filing an amended return for 2025.

My main goal is to remove myself from tenant maintenance calls and day-to-day issue resolution while still ensuring fast, reliable service for the tenants.Ideally, I’m looking for something that offers:Maintenance request intake (tenant-facing)Vendor dispatch and coordinationPriority or next-day service when possibleCoverage across multiple markets or at least solid options in both Texas and North CarolinaI’m open to home warranty plans, maintenance subscription services, or third-party maintenance coordination companies, as long as they reduce owner involvement and improve response times.If you’re using something you trust—or have tried something you’d recommend (or avoid)—I’d appreciate hearing about your experience.Thanks in advance.Look into Latchel or Porch.

I'm still involved because I've seen how different outcomes can be depending on structure and risk decisions, but your story is a good reminder of how important those details are.

Pros: Minimal involvement for busy investors, speeding up real estate portfolio growth.

that is generally high risk.i also want to point out that not qualifying for conventional bank financing doesn't mean you have to do anything 'creative' or not involving lenders at all. 

You get no where since you just sit here arguing with yourself about what's allowable and what's not...well we got an appraisal but the appraiser had a cross eye so not sure we can use it.

We have been keeping our eyes and ears out there for the past year.