Please help evaluate possible Atlanta, Sandy Springs Wholesale Deal

[Morris Lucas]

Hi, i had seller call from my mail campaign on a townhouse in Autumn Chace subdivision in Sandy Springs, Ga, a suburb of Atlanta.

Actually it is someone close to the sellers, who they have asked to help them through their situation. They have a 4 bed, 3 bth 1800 sq ft townhouse that has a home equity loan lien on it for around 150k, plus back taxes and HOA fees of roughly 18k. Looking briefly at the area, looks like those homes are going around 230k. The sellers are broke, and don't know where they would live if they sold, so they are looking to sell and get a decent place somewhere else they can afford. Any decent way to structure this deal?