need help structuring an Reo

[Michele Rok]

3 questions:

1. Can i have an agreement with the bank on a reo if my credit is bad and i have now income? Should I bring in an agent?

2. How can i estimate ARV if seller will not allow me to walk through sue to tenant occupancy? Fyi: last update dine on this property was in 1996.

3. How can i structure this deal to be a win win fir all?

Scenero: bank owns property reo

4bed 2 bath needs cosmetic updates on outside. Sqft is 1906 in total. The lot sits on .99 acres. There is no buyers premium and is not yet listed on mls. Will be auction at the end of year. Last sold in aug 2002 for $154,900.  Est range in value for this area is $136k-$152k. Comps in area are showing 3 bed 2 baths sold between 94k - $204k. This property would be closure toward the 200k. If i can do this deal what would be the best scenerio for the bank to say yes?