Quote from @Samuel Eddinger: @James McGovern - my wife was in attendance and she and I own 20+ properties Curious of the motivation/rationale for your wife to attend the meeting?

So far for the bookkeeper to sort out 2023 and 2024 to date has been $1000 or 20 hours.

Based on the responses to buying a house, mommy daddy down payment $$$, and lack of motivation I wouldn't work with them to buy a house.

You won't really find "deals" on the MLS unless you find a motivated owner that has deliberately priced their property to sell fast.Otherwise, you look at properties on the market for 90+ days and make offers at an amount that makes your ROI work:)Yes, you may have to write 10, 20 or more offers, but write enough and someone will eventually say yes. 

Ignace, Michigan because you saw it on a list is probably a waste of time unless you have some sort of connection to that market. 

Food for thought: it is easier to get a loan of any sort on the owner occupied part, to include HELOCs. 

And what sort and why?

@Luis Herna I've seen you on the forums asking all sorts of questions around creative strategies.

If the goal is to retrade after contract and prior to COE, you might have a shot if there was some sort of egregious delay on the seller side (e.g. on a recent project I had a dozen buyers stuck in escrow for nearly a year longer than expected due to issues with utilities), but even then it's a long shot. 

If he doesn't handle this sort of thing he should be able to recommend someone.