Hello Everybody!

I am a go getter, and this deal has come to my hands and  I would like some guidance on the probate process. I've never done one, and I would like to hear from someone experienced on this field.

THIS IS THE SITUATION:

A property just blocks away from my office (Covina, CA ) has a recently recorded NOD. ( so I have like 3 1/2 months)

Owner died some months ago, leaving an unpaid reverse mortgage.  Of course this house is upside down, almost 40K.  So my goal is to obtain the short sale.  Only relative available and willing to give me the listing is the son.   He does not want to inquire in any expenses (like attorney fees) and he wants me to find our if I can talk to the lender to see what's up. 

THESE ARE MY ASSUMPTIONS:

Since son is not borrower, I doubt the lender will talk to me.

I assume the first thing to do is to start the legal process for the court to decide how the assets would be distributed...   I have no idea how much this costs.  If is not too much I can pay it myself up front or get an attorney that would accept a fee at closing or request it on the short sale.  Is this possible?

Also, can a short sale be done is a situation like this?  I think if the costs are 3K, and the commission is 9K, I would be happy making 6K and putting some extra effort that I put in other cases as well (some of them not even closing sometimes)... 

MY QUESTIONS:

How much usually this probate legal costs are for a house @ 290-320K ?

Can this be done?

Is it worth to get it?

Can the probate court process stop the Foreclosure proceedings, or the foreclosure process continues uninterrupted? 

Do you know a good attorney or one that is interested in a deal like this?

What is the best way to assume the costs?  (agent, through short sale, paid at closing?)

Am I just thinking to much and should move to the next deal?

All answers would be greatly appreciated!

Thanks!