Tuco N. this isn't unique to HOA foreclosures.  

The problem paying to learn from the mistakes made by others is that they will always thing the value of what they have to share is more valuable than it really is, most mistakes are unique, you'll never replicate the same situation of their mistake.If you're going to pay for an education, make sure your mentor is fully informed and current, many aren't.

.   ____________________________  I will never forget this:   I was 25 years old and I met a very wealthy entrepreneur who owned and operated one of the worlds biggest sporting goods retailers (before selling out to Dicks).  

HOA's are all unique and can be tricky!

For example, granite prices can vary greatly from the less desirable types of granite that may just look okay (that you find in some hotels), to slightly more expensive for good looking granite, and extremely expensive for those really unique cuts that look incredible.   

Each state has a unique market which I hope to explore into.  

Unless they come up with a unique way to clear their books, I think they may be forced to either (a) be long term landlords, or (b) liquidate their inventory at wholesale prices at a loss. 

You may find that your accountant is content to let your father stay on deed as mortgage guarantor or simply file a quiet title without needing to "gift" the property tax wise due to your unique situation.

i need a short term loan (40k) against the equity in my primary residence. i own it free and clear. it's valued at 65k. i have no stated income. credit score 675. $0 debt. i've inquired at the banks about heloc, but h...

There is no canned script, as the goal is to get the loan from an individual who is unique, every deal will be different.