Property in Houston needing creative financing options

[Mark Patel]

All,

One of my tenant (lets call her Julie) is the power of attorney for her mom's assets /medical treatment.  Julie's mom needs to sell her house and I need ideas on what strategy would work. The details are below:

SFH in Houston, 3-2-2, 2420 SQ, built 2007, Current loan amount $191k with BOA with $1800/month including PITI, Loan is under Julie's mom name only, the current as is value is $205k. ARV is $250k, Repairs $18k.

Julie's mom is in nursing home and she has been behind on paying the mortgage for over 4 months. She can not afford it (all money going to pay for nursing home).    She does not want to put any money into to the home and the easy way out is foreclosure.  This is not an issue since her mom does not care about her credit and will never live alone (permanently in nursing home).  Julie is perfectly happy giving the keys to the bank. She is willing to sell it to me but it can not cost her any money.  Besides a short sale any other creative way to make this work or just walk away?  I can do flip or rental.  (currently have 10 rentals)

Can a investor negotiate with Bank directly on short sale or is real restate agent required by banks?  If not then what is the best way to approach the bank?

Any other creative financing options I should consider?

Mark