Difficult situation but big potential. Please give advice.

[Patrick Donohue]

hello bigger pockets. I have come across a two family for sale that must be purchased with cash. The property cannot be financed by a conventional bank due to the contingencies. The home must be sold due to a Divorce and all offers will be processed by the court. After the sale one of the units will continue to be occupied with a "life estate" in place. I'm told she is 90 years old. The real problem and why it is "unfinancable" is that the current owners will not allow an on site interior inspection(i think to delay the sale). 

With all that said I  called the real estate agent and said I want to make an offer. He said the court will need a proof of funds letter. I do not have proof of funds but can handle the payment ,so was planning on getting it under contract first then finding funding (private although I have never done this before). 

The property is in queens New York it is asking $940000

Which is a good price in this neighborhood if you could finance it  

Avg appraised would be $1100000  for a semidetached two fam brick with fully finished basement and 2car parking

1 family home s are asking $750-$850000   

And if the life estate lasts for 20 years (110 years old) then that is a Pv of about $300000 rent in the neighborhood is $2200-$2500 for a two bedroom. 

I think a fair offering would be $500000. 

No one has made an offer yet. It has been on the market 4 months I think.

Where should I go from here without a proof of funds and no contract.

Thanks for any input.