Unless you have an arrangement with the buyer for a flat fee or  assignment I am not sure how you can run your negotiations with the seller with your end buyer present.I recommend involving the buyer once you have the property under contract or there is nothing to stop them cutting you out of the deal.

the few that I can think of that turn heads gave hold square shaped signs in front which to me says "business" versus rounded softer signs that look more like housing. just a thought too, a boutique bakery or flower shop could be a good fit as the house could add to a "home baked" or "grandma's house" type of feel. best of luck

Good insight as always my friend.In AZ, a Seller has all the way up to the auction to redeem, file BK, or make arrangements with bank for a loan modification. 

Transparency is key, not all landlords are comfortable with this arrangement but many see the advantages of working with professionals who are able to maintain the properties at higher standards than with long term leases.

And then you will have to find an arrangement that works for you.

She wants to stay where she is for undertermined of time after closing until her new living arrangement is set and has agreed to sign a lease at closing.

Now, if the seller is in dire need of cash and you want this deal, you also might work out an arrangement for a non-refundable deposit that will be applied to closing as long as you get 7 more days.Good luck.  

There's a lot of discussion around partnerships, private lending, and hard money, but I don't see much discussion on the actual mechanics - what these arrangements look like in practice.My hope is this post can serve as a reference for those starting out, so we may get a better understanding of how these strategies are actually implemented as well as an ability to more accurately predict the profits and returns you and your lenders and partners can expect.If those with more experience would like to revise these numbers and statements, it would be most appreciated.These scenarios assume you, the flipper, are bringing none of your own capital to the deal.Typically, this would mean 1 of 2 scenarios...Private Lending - Someone you know brings 100% of project costs (purchase, rehab, acquisition costs, holding costs) to complete the deal and in return, they get a certain percentage return which comes out of your profit.Hard Money + Partnership - You get a hard money lender to cover 80-90% of purchase+rehab and a partner to cover the remaining 10-20% as well as acquisition costs (including hard money origination and points) and holding costs (including hard money interest payments).An aside about the structuring...Private Lending - A promissory note is created, and your private lender lends to you or your business. 

I have since taken care of the dead tree for which the citation is for...BTW..The City of Phoenix who wrote the citation informed the resident it was not his responsibility to remove the tree, even though it is in his lease agreement AND it is an owner finance arrangement....Question 1: Do I need to go to court being that the violation has been fixed? 

Ellie - obtain the funds needed to acquire the property  from friend / relative ...pay seller the  cash ...have a private note set up between yourself and donor)   with specific  terms  for repayment ...make sure the  rate  agreed to is  a realistic  market type rate ) and also make sure that a formal lien is  filed for the loan  and also make sure you formally go into the title  .........I would suggest making a separate agreement / arrangement for the  funds  you are  borrowing for the  construction ......