There are 3 really active l/o guys that offer lots of help here

The seller moved out of state , but I'm wondering if there's anyway to get it under contract and sell for FMV Or would a sandwich LO be the better route.

And you can get a LO on the phone no problemI know of a few that have closed deals with them they were 2k million plus loans.

No equity isn't great for staying in a LO I know so the idea of Wholesaling them directly to the TB is a viable strategy.I worry about people not really thinking this through though.  

You can buy with a lease option (I've never bought with an L/O, you don't have much control, but would if the deal was right), subject to (read up on them, I've done many, but they need to be done right), straight up owner finance if its paid for (I've gotten great terms with those), or a wrap mortgage if there's a mortgage (too complicated to explain to most sellers).The main thing is that a) there are LOTS of ways to put a deal together.

If you aren't willing do to LO's, look for someone to partner with that is - it gives you someone to send leads to that aren't good for you at that time, the homeowner feels like you are trying to help rather than pushing them off the phone, and the partner pays you a referral fee if they get a contract so you get your marketing paid for.

You can do LO's on properties with little or no equity.

In my past I have been a LO and currently am debating on getting my RE license to help out in costs along the way.

I just got back from Houston speaking to the RICH club and we are going to be going thru Lo's in detail in June....but the bottom line is action.I'm so pumped to see you making it happen!!!

I have a seller willing to do a 5 year land contract, and he has a tenant in place he really wants to help. The tenant has been telling him for the last 2-1/2 years that he eventually wants to buy the house, howeve...