Subject to agreement

[Christopher Williams]

Greetings everyone, I have a deal in progress now and need advice!!! I am thinking of making this one subject to but the seller is 3 months behind on payments. Should I add the late payments in with the subject to/purchase agreement cost or just notify the buyer during the contract signing? Also the buyer doesn't want to use a title company for the purchase, ( in order to keep the loan company from receiving notice of the sale, to avoid a possible due on sale clause) ALL ADVICE IS APPRECIATED!!!!!!