James Mooney's Q&A

You need to contact a Certified Distressed Property Expert.  These are real estate broker/agents that are specifically trained to deal with these situations.  These deals do not work like normal transactions.  There are many hoops, challenges, and more time needed to get these done.  If you need help finding one in your area, let me know where your at, and I'll find one/some for you to contact.

You need a Certified Distressed Property Expert (CDPE).  In your situation, it will be very difficult to find a legitimate lender to refi you.  Do not fall for the many scams out there, get professional help.

a fence won't improve your value, but it's one of those warm/fuzzy things that might put you higher in the market range.

It's not called PMI.  It's called MIP on VA loans...mortgage insurance premium or upfront mortgage premium.  Also, know this...any loan over 80 loan to value, trust me, you're paying mortgage insurance.  Even if the lender advertises 100% financing, no PMI.  That is a clever lie.  In this case, you are paying pmi via a higher interest rate.  So your choice is either pay the pmi/mip, get the lower rate, and drop it off after your home appreciates enough...OR Pay the pmi/mip in the rate, which you'll pay for until you sell.DON'T BE FOOLED BY B.S. LENDERS.