How do I recoup costs associated with a canceled closing? (Not my fault)

You need to direct this question to the attorney that represented you in the contract and look to its terms.

Can I break out of a house sale contract?

Are you the buyer or seller? You can always default and be subject to damages. What those damages are will be determined by the contract of sale...

What kind of an attorney do I need to review and explain my loan modification?

You should contact a Real Estate Attorney prefferebly one that works with lenders on loan modifications or new loans in your area.

Will sellers property insurance cover current property if buyer forgot to purchase property insurance

I do not think the sellers insurance co will cover the house once he transfers title to you. After the transfer the seller has no insurable...

Unless you are generating income from your real estate license or are employed as a real estate agent for a Real Estate Broker, you license in an...

What license, if any do I need to purchase land and or property??

You do not need any license to purchase the property at auction. I suggest you make sure you are buying from the first lien holder and your title...

The cemetery may have a copy you should check with them. You will need to prove your relationship to the owners on the deed to the plot.

If I decide not to sell the property am I subject to any penalties? Do I have grounds to terminate my contract with the realtor?

Without reading the agreement. I suggest you contact a real estate attorney. In any event I believe you can cancel the contract. Since the...

Will he be better off selling or letting it go in foreclosure?

What needs to be saved is their credit rating. I would suggest that they try to work out a modification with the bank. There are two many questions...

The buyer and the buyers attorney and my realtor all lied . It was closed one month after the court order. Can I litigate at all

Sounds like you have been the victim of a fraud. I would retain a real estate attorney asap