Need advice on how to proceed

[Victor Noriega]

My direct marketing campaigns are working. I am getting a good response rate. There is one deal I need advice on. The property is a residential lot in spicewood Tx. The seller is asking $20k and owes back taxes and HOA fees in the sum for $2400. I checked with a realtor and the market value is $28k. The deal has $ to be made but I don't want to tie up $20k. What are other options I can consider? The seller lives in California and wants to be out of Texas. So he is motivated. But he is also a seasoned investor and will not budge anymore on price.