How can I work this deal?

[Jenna Stonecipher]

I've made contact with a homeowner of a 4-plex that is set to go to tax sale on January 6th. I'm supposed to meet her Friday. Given her situation, I'm pretty positive that I can get her to seller finance at a great price.

The issue is that she owes $35k in back taxes. How can I make this deal work for me since I definitely do not have that kind of cash and the deadline is 3 weeks away? I've called the trustee, and they said DO NOT buy it unless I know I can pay the taxes before tax sale. Otherwise, they will place a judgement on my credit.

Do I hunt for a hard money lender?

Do I look for a partner investor?

Do I try to "wholesale" it in a 3 week period?

or do I let this one pass me by...

FYI, I've only done 1 real estate deal (6 months ago). Please let me know if I'm not thinking of other options.