@Bob VollmerI would talk to most callers if they lead off with the following:IntroductionLooks like you have so many units looking at google earth map.  

Google earth, and the legal description on the tax acessor's web site matches the one on the offer.

You can become the master of your market if you work at it all the time.Write down everything about the house the seller and the existing financing – you can always come back weeks or months later when you are more informed and make an offer that can be a short term fast equity profit or assignment fee.When this is done you will be knowledgeable of that market and when you are ready to make an offer you’ll know you will be getting a bargain.Find and work with a Mentor – not just anyone who calls themselves a “mentor”, a real down to earth financially successful person who can prove his or her net worth, show you their portfolio and can teach creative financing, no down money deals, delayed settlement, joint ventures, tax sales, negotiations, assignment and will refer you to the professionals who can represent you and close transactions.

If they are broke and don't know why - my scorched earth budget advice they love must come forth!

Why on Earth would you want to throw all those advantages away to chase short term paper cash faux in a high CAP rate market that you are not familiar with, which is thousands of miles away, and where you would need to depend on the kindness of strangers to manage the properties with your best interests at heart and make or break your investment?!?

I've work for several companies within the industry, both independent and corporate, and I am yet to find a down to earth approach and work that matters or fullfills you as an individual. 

Can anyone explain what on earth HUD has to do with anything if we’re not talking about HUD-1 paperwork?

What on earth makes you think that?

In other words, if there is no money in it for them, why on earth would I offer it to them... or even contract it to begin with?

@Matt Powell  this model is VERY old news  its how the turn key industry worked prior to the GFC in 07 and 08 when lenders STOPPED doing investor refis for all but the VERY RICH.now as money is rolling again they are just bringing back basically the same products that existed prior to 08 nothing new mysterious or earth shattering here. the trick though is getting more than 4 refis and you can get up to 10 if your VERY well off and qualified or you go portfolio which new players are entering the space  B2R Colony etc.