The decrease is evident not just in completed foreclosures, where the lender goes all the way through the court process to repossess the property, but also in filings for foreclosure, which doesn’t always result in the full foreclosure occurring.

I get that you were being hypothetical but if that hypothesis came to fruition, the BK courts would love it.

He has to have court approval to sell the property if he is still in a Chapt 13.

At the moment I’m saving up to purchase a property that is four hours driving distance from me (Windsor Ontario).

Some good neighborhoods I'm looking at are Garfield Park, Bates-Hendricks, University Heights, Windsor Park, Little Flower, String Town, and Speedway.

Disclosure for a fact before something occurred and was finalized would be a tough argument for the buyer to beat in a court

If there has, obtain a copy of the court's case file(s) on the matter and read it.

If the son wants to sign then he should do so using a valid power of attorney (or court appointment as a guardian/conservator). 

But at least your tenants won’t have far to walk to court if needed.

Remember that it is always your discretion to apply late fees or not, but if you don't take the minimum actions to protect yourself then it could cost you more if you go to court.