@Ryan Blake Thank you Ryan, I was thinking if the number is right then i could use hard money to buy a distress and close quicker than using FHA.

I think this is super simple as a licensed agent.. your not a wholesaler.. your an agent working in distressed asset field. 

Even if it were a distressed sale, it depends on the circumstances and the condition of the property.

That all being said... distressed properties are my main focus.

They are good for distressed properties or properties with sloppy books. 

If you're trying to look for a tax delinquent property, you should look for one that is actually distressed and where you can get a discount. 

Local banks or bridge lenders will be the best option for distressed properties as well. 

My gut tells me that she ought to market the property immediately FSBO as a distressed property with excellent investment potential.

We'd hypothetically buy a mix of flips and BRRRRs, all highly distressed, all would cash flow, and all in speculative up & coming neighborhoods.

I say this as someone who made a title insurance claim within a month of buying my very first home.This is always true in general; in your case if you are acquiring from distressed/motivated sellers even more so.