About me and my circumstances

* 25 year old Ph.D. student (Public Health Epidemiology)
* I need a place to stay. I'm currently staying with a relative and she wants me out by August – really ASAP.
* Cheapest rent in Miami is $500 per month in VERY bad neighborhoods for an efficiency or room. I would be looking at least $600-700 for a decent, single 1-bedroom apartment…excluding utilities.
* Income
-Unemployed but receive $1833.33 via fellowship (money does not have to be repaid).
-I CANNOT work as stipulation of almost half of the funding I receive.
-Considering giving away part of the fellowship so that I can work and then be better candidate to refi altogether with something like a 203K.
-Have $23,000 liquid I am holding onto from student loans I took out for the sole purpose of saving this home (either to go towards reinstatement or repairs).
* Expenses monthly are roughly $975 per month in bills and $350 for miscellaneous expenses. I support myself only.
* Debt
-Revolving accounts: $15,055.99
-Student loans: $53,269.87 (including the cash I'm holding onto)
-Auto loans: $5,989.26
* Credit
-Building credit since 2004.
-No prior negative history with the exception of minor case of identity theft where a cable account was opened in my name and collections activity was briefly on my file last year. Quickly resolved and had removed.
-Current scores coasting at the upper 600s to low 700s (703 peak) mostly due to high balances and age of accounts.
-Extremely responsible with paying bills. Have a VERY rigid system, NEVER late.
* I recognize that my financial picture is kinda ugly…especially for someone my age.
* No one in my family is in a position to help me with this. They are either not willing (in the case of my six-figure earning engineer uncle) or cannot (in the case of my parents who are going through a bankruptcy).

About the property

* I am listed on the title of the property along with my father and uncle.
-Grandmother signed a warranty deed prior to death leaving property in her children's names.
-One of those children (my aunt) subsequently lived in the property, didn't pay ANY bills, and did not notify the rest of the family about the past-due notices/foreclosure threats.
-That aunt quit-claimed her ownership to me almost a year AFTER foreclosure proceedings were initiated.
-Father is currently in bankruptcy process.
-Property has never been through a probate.
* Has been in foreclosure 24 months and no sale date ever assigned.
* Monthly mortgage payments for the property are $318. Previously they were $260 per month but due to initiation of foreclosure proceedings, lender-placed insurance and taxes are now being escrowed.
* Current payoff total (breakdown below): $35,574.75
-Principle balance: $21,388.76
-Interest: $2,540.30
-Late Charges: 78.36
-Escrow: $8,617.33
-Fees: $2,950.00
* Bank wants total of $19,422.97 to reinstate the mortgage. This amount includes:
-$10,805.64 past due payments, late charges, interest, and fees
-$8,617.33 for escrow
* Home needs significant repairs >$20,000. Without them, home is uninhabitable.
-I paid $1,600 to have water-lien removed; I didn't want that to make things more complicated.
-What ultimately led the aunt to leave the home is that the water was shut off due to non-payment of the water bill that stemmed from a water leak that would've originally cost her $150 to take care of.
-The aunt also took all of the appliances from the home and left it in horrible condition (photos: https://picasaweb.google.com/108920621280191069467/House?authkey=Gv1sRgCP7t9bGQ7OvB4AE&feat=directlink)
* Home was appraised at $70,000 (sales-comparison) and $103,546 (cost approach, if developed).
* The bank does not have the original note (thought I'd mention that).

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