I need to deep dive discuss with him without invading his privacy.Even if he cant finance, I'm wondering if there could still be a workable advantaged scenario here where I do get a loan, but we at least avoid 10K in realtor fees to get the price lower. 

Neighbors put a new wall up so water puddles on our side maybe 20 ft across an inch or two deep when it rains.

Then repeat.By getting it at a deep discount, you reduce your risk that it will cash flow.

There's some finer details in MLS, but not needed unless you were deep diving a specific property and by then it'd likely be to where you're trying to get it under contract.... which would mean you'd have a agent.

@Bosko MijatovicQuick food for thought ... you may need to really go off market if you need that deep of a discount.

They are affordable, with a deep staff, two locations, great customer service and an attention to detail.

My struggle is two-fold.... 1, finding deals in volume, and 2, my private money lender only has pockets that are so deep, and my lines of credit are small....

The very fact that this isn't just a story of "what if," it is honestly a reality of how and I can't even imagine what people are currently going through...I cry when I step outside because the air I am breathing is literally what remains from someone's home and belongings.

You cannotbe too careful with breathing issues.

We were literally thrown into the deep end with this.At that point, I decided I start learning and learning.