So if as a practical matter you have to run showings out of normal business hours why would admin tasks be any different?

Normally I need anywhere from 30-60 days, this gives my clients enough time to do their due diligence and determine if it will work for them. 

Also, I have heard that some judges think cleaning is part of normal wear and tear, so be careful there.I wouldn't try to show the unit until you get it back and fix it up, otherwise you are only going to attract another filthy tenant.

Plus if you actually read their legalese documents, there is a lot of CYA saying they can basically disappear and/or go bankrupt and you lose everything.What I do is direct deposit a certain % of every paycheck into an investor account (and the rest into my normal checking).  

If offers continue to come in lower then the asking price --- they normally then start to think everyone has it wrong.

Usually its the normal payment, plus whatever she was behind spread out over the term of the "repayment plan" for the monthly, then once they are discharged they just keep paying on the 30 year loan, but who knows.   

Firstly, the and/or assigns is normally out of the question for shortsales and especially for REOs and some agents will balk at it for regular sales.

I have been searching and these are the kind of houses that I am seeing on Craiglist, MLS, papers, etc..30K older homes in C/D neighborhoods that will rent out for about $575 - $650 with $5000 worth of renovations.70 to 100K 70ish homes in B/C neighborhoods that will rent out for $850 to $1200 depending on price and other variables.100 to 250K 80/90 ish homes in A/B neighborhoods that will rent out for $1200 to $1800 depending on price and other variables.Duplexes seem non-existent or as the podcast gurus have said are a "Waldo" property with too much downside to take a gamble.

1st non performing normal run 20% to 35% of the UPB and 2nd normal around 8% to 10% of UPB. 

You should normally offer below that to allow some room for negotiation.You should show your numbers with a higher investor discount (and explain why).