The lesson here is never buy into a property that you cannot take your family to and continue to research the area if you are banking on the neighborhood to be improved.

.✅ Master Lease Option (MLO): Take control of the asset with an option to buy after stabilizing revenue—especially useful if the property is underperforming.✅ Equity Earn-In: Offer the seller a minority stake (e.g., 10-20% ownership) instead of cash up front.2.

Quote from @Blondell Chism: Thank you all for comments.

It will take you to that municipalities website. 

I can tell you at our Phoenix branch every single employee loves what they do and take an immense amount of pride and accountability in every transaction.

You should consult an attorney or CPA for your specific situation.ANONYMITY: When you create the LLC, your name is recorded on the documents and published on the Secretary of State's website for all to see.

From a tax perspective, you'll want to take what you paid for the property plus calculate the improvements you made to the property during your time of ownership.

How to Structure the Deal to Protect Your $20KIf you’re willing to cover the $20K arrears, here’s how to protect yourself:Option 1: Secure Your Funds with a Lien or Escrow AgreementUse an escrow account: Deposit the $20K into escrow with clear terms—if the assumption is denied, the funds return to you.Record a promissory note & lien: If the deal falls through, this would give you a legal claim against the property to recover your funds.Option 2: Sub-To + Wrap While You AssumeSubject-to deal: Take over the existing loan payments before assumption approval, securing control.Escrowed deed transfer: The seller signs the deed into escrow only to be recorded after assumption approval, ensuring they can’t back out.Lease option fallback: If the assumption is denied, consider a lease option agreement until another solution is found.Option 3: Negotiate a Seller Financing HybridAsk the seller to carry a small second note for the $60K equity gap at favorable terms.Use your $20K as a down payment, structured as a secured loan against the property.3.

I want to keep away from any short cuts , I am not looking to take large cuts from sellers (I’m a true agent at heart and looking to serve my clients) .

Subject-To Financing – Take over the seller’s existing mortgage payments (good for deals with low interest rates).