For buyers, the current environment offers the chance to negotiate better deals, particularly in areas where sellers are more motivated.

Although this is technically inaccurate (I saw a case where a sheriff sale of this sort was challenged and the challenge lawsuit took 11 months, deed recording came after that), that is the typical practical waiting period to get the title insurance for the resale.Whatever the mortgage balance, that’s now your obligation to get paid off; before even bidding on any sheriff sale property you should have a good idea of any remaining mortgage balance(s).

Please send me a message.Hi Gage, you have a lot of experienced people on BP willing to help, but they are not going to be motivated by a free meal.

The motivation of a government agency for example can be based on a public servants wanting of revenge, desire for increased visibility or even political ambition.  

We don't need income docs or anything of that sort and our rates are competitive with banks. 

HHI is seasonal and some sellers get motivated to sell late fall through the end of the year.

You want them to earn as much revenue for you as possible and them to be motivated to do that.

While the wealth of knowledge and experience on BiggerPockets is wide and deep, I would not trust a decision like this to the internet, I would ask you CPA and if you do not have one find one who specializes in this sort of thing.

Ideally I keep the relationship with the utility companies and then the tenants pay me their split.My two concerns though are that this is not legal and that tenants wouldn't be willing to do this sort of ad hoc split.

Some people need a bunch of connection for motivation and others are self-starters needing very little to get going.