You're going to have settlement charges when you buy (about 1.5%) plus sales cost of approx 10% (commission, closing help, and settlement fees) if you get a full price offer, that leaves you with roughly 10% for rehab and profit. 

You have to look at a sample settlement statement line by line.

I have been trying to negotiate a settlement but it’s not going anywhere and I might need to sue.

@Jon HuynhYou could also do a delayed financing on cash purchases and recoup 100% of the funds used which is reflecting on your settlement statement.

The day before settlement the lender re inspected.

Account Closed, the qualified intermediary must be in place prior to closing of the sale of the relinquished (old) property so the exchange can be documented on the settlement statements and the client not have actual or constructive receipt of the proceeds.. 

HUD ANNOUNCES SETTLEMENT WITH CALIFORNIA LANDLORDS RESOLVING CLAIMOF HOUSING DISCRIMINATION--because of 'unreasonably restrictive two-person-per-bedroom occupancy policy'Read below the Agreement issued by HUD. 

I can tell you, in Illinois, this is a settlement to end the lease. 

Well for MLS & Online REO you deal with a settlement company and or closing company so they are the conduit usually.  

If YOUR driveway is encroaching on the property of the apartment complex then the new owner has every right to demand you remove it or agree to some sort of settlement.