Dad's biz has a long track record, however not a lot of biz credit established.  

Good records on your part including before and after photos to show a complete rehab was done can make the difference.

So I want to try and intercept these sales beforehand which gets me a better deal and potential keeps a foreclosure off the sellers record.

Last advice: make sure to have good records an accurate / current data tape - not every loan is based on lender qualifications and LTV/LTC  - normally, the DSCR (debt service coverage ratio) carries a large weight in the overall risk profile.Much Luck!

Make sure the person you invest with has a track record of success and has been around for a while.

Bank lien is recorded prior to the HOA lien.  

It will be difficult to find people to invest in you for a flip without a proven track record.

That's about as easy as it can get -- just a fancy IOU -- and you should consult with an attorney to make sure it gets recorded properly.Cheers!

I have found a property that the owner:  1) has clear title; 2) property taxes are current; 3) the HOA has assessed a Notice of Trustee Sale; 4) Since the filing of the HOA NOD, I have also calculated the HOA dues and assessments that will have to be added to the potential investment. 6) Reviewed California Law on waiting periods for a) owner's termination rights, (NOTS 90 day redemption period - starts from date of sale). b) renters with and without lease contracts or if the homeowners is the occupant .My Questions: Please respond with answers applicable for California Law 1) If there isn't a 1st Lien in place or recorded, then I can assume most likely one doesn't exist?  

I tried looking for the owners in public records, but unable to find does where to find the owners in Dallas Texas.