Buying a property ahead of auction from seller?

[Kristin Feerst]

I recently found an ideal property set to go to county auction in two weeks. My research shows the bank balance for the foreclosure action is less than $200k. Property is also listed on MLS for $725k, but it was only listed 13 days ago. I don't think its enough time for a conventional buyer to come in and prevent auction, but if they have an agreement of sale, even with conventional financing, would that prevent the property from going to auction? From the listing pictures online the property is in excellent condition, but there is a tax lien on it and there have been a number of municipal liens over the years, it is hard to tell if they are all cleared.

Is it worth trying to approach the owner or realtor and offer a much lower than market deal but with cash close and fast i.e in like 10 days?  Or should I just wait for the property to go to auction and get possibly a much better deal if I win at auction?  

With the ARV so high and the property in good condition I don't know if it would really go to auction, but there is not much time.

Thanks in advance for any thoughts/advice!