But—- If the places are underwater etc. or the ability to add value/increase equity is not there thats when I would utilize the Land Trust.

If the pandemic had not happened many of those people would still be under water on their properties!  

Is it a property that you are underwater on?  

It is so easy to get under water with a renovation that goes awry, and then add in the increasing interest rates on credit cards and HELOCs…nice to see a business recommendation.  

I was underwater on my mortgage but I had to move due to my job.  

.- Must personally guarantee the loan, i.e. if I go underwater and cant make payments they can come after my personal assets.Now granted, this would be my first time taking out a loan. 

In the 9 month plan stated, the property may be underwater by 20%, leaving you stuck with the original loan in place. 

It may look great on paper, but then the tenants are not paying rent, they need to be evicted, and every single unit needs a turnover and now you are underwater.

After listening to Michael Quarles on podcast 81 I realized the "fruit bowl" for equity was pretty much all I should really be mailing to.I mailed out to equity and got fewer leads and most wanted retail BUT they were all laser focused on sellers I could actually do deals with that had equity vs. other lists who may have a few who have equity, and a few who might actually be motivated (with no equity, underwater, waited to the last minute to sell). 

"where the payments reach the full appraisal price"...not quite clear on what you mean.Lease Option Assignments are great for low equity, or no equity homes, or SLIGHTLY under water, like 5%.Here is a video on how I talk to sellers with little or no equity.Hope you like it.BrianPS I use these formshttp://www.biggerpockets.com/files/user/REISkills/file/seller-property-research-form to fill out on the phone and in person on first appointment.http://www.biggerpockets.com/files/user/REISkills/file/seller-questions-to-ask-the-seller training - do not show seller this - questions to ask sellershttp://www.biggerpockets.com/files/user/REISkills/file/seller-how-much-does-it-cost-to-sell-my-house - this is a training piece for the costs to sellhttp://www.biggerpockets.com/files/user/REISkills/file/seller-concessions-fha This is a bankrate article about fha loans and seller concessions.