In addition, it's a given a HML will require a down payment, it may not be 20% if you can prove you have the experience to complete the improvements (not to mention the tax issues which I think make it a non starter for a lender).Alternatively, your best solution to acquire this property is to find a partner to buy this property with you or a private lender.

If he does not require this, the simple solution is 1/2" rigid foam with an R value of 3 - 5 depending on the type of foam used.If you have any questions PM or call me and I will try to help.

If you had a magic wand, what would be the ideal solution for you?

Steve McGovern you posted an idea last year that my attorney just mentioned to me as a possible solution to this issue of placing rental properties under an LLC.

Adam, here's the guy that is having REI group meetings in Medford: Ben Wood of Bear Creek Home Solutions. 

I would price both and see what is the more cost-effective (long term) solution.  

The only solution I can think of is a short sale.

We are feeling stuck right now and looking for any possible solution to this ordeal.

Try skip tracer service to find offsprings, if any.Subscribe to ancestry dot com and see if any relatives after building a family tree. 

When they sign, they are responsible for clogs unless it's clogged by tree roots or some other condition out of their control.