I also received a 1099-Misc and 1098 from Capital Square along with a document titled Important Tax information which included a letter calling out the Cost Segregation Study, an income statement and balance sheet.My 2022 taxes were done by a different firm and this year, they "partnered" with another company who took over tax preparation. 

the issue with sub 2 wrap goes deeper than just monetary loss.. your risking the people you bought the house from as well.. and I will say one more time.. if you buggar their credit because you cant refi if  gets called or cant make payments for them.. then this goes way past you lost a little money and it ends up with lawyer letters  complaints to the AG  etc etc..

Some mortgage lenders offer TBD underwritten approval letters (one-tier above PreQualification) that can help distinguish offers to purchase.

Then get a lawyer to write a letter outlining under the lease what happens to their money when you get it.

Were you surprised by your recent valuation on you Appraisal letter? 

Do I send a Letter of Intent?

You can mail them a letter saying that you are a cash buyer and you like to buy their property. 

Facebook Marketplace, Craigslist, LandSearch.com, send neighbor letters. 

Then once you have your golden ticket (pre approval letter) from the lender then you can begin looking for homes with a realtor and go shopping.

If the note has truly been administered between private parties the borrower will want to provide copies of the cancelled checks and a letter from the original note holder with a payment summary.