Plus it would save him money if I paid his taxes, insurance and HOA fees.What would be a good deal to offer him since he has no mortgage and is unmotivated to move in any direction?

He owned it for many years and its paid off. 

This is almost always paid by the Buyer himself, and is usually the only compensation you as buyer owe the Buyer Agent for their services.Before writing any offers just ask your agent to confirm that the Buyers Agent Cooperation Commission on the listing is at least 2.5%.  

I would expect to pay (and have paid) about $4000-5000 for replacing sewer line from the house to the main line. 

We paid 180k in July of last year. 

Rents are collected via social security and donations from non profits as these are elderly people, therefore the rent is paid timely- Thoughts?

Sure, ask the seller to come out of pocket for the $130k difference so that the rest of the mortgage balance and agent commission is paid. 

Here’s the phrase I hear: “It’s illegal to compensate someone for finding a house for you if they don’t have a license in Arizona.” That’s a birddog. I had an agreement somewhere but I cannot find it! A co-wholesalin...

It’s not your fault he paid someone else, and I wouldn’t get in the middle of that.

I've lived through two of them and prospered greatly in the first-oil market collapse in the '80s, and survived handily during the second-investment banker's scam of the 2000s.The first time I paid cash I noticed the first benefit at closing when I looked at the HUD-1.