Per the potential seller the duplex was scheduled to be auctioned.

I haven't gotten 1 in the last 2 years because owner occupants have the first opportunity to bid on them in the auctions.

You might be better off just lowering the price till it sells for cash, but I have seen this option work as well.A thought that I had was that you might be able to find an auction service to sell the property. 

Find on your own or auction?

I buy bank foreclosures at 25 cents to the dollar and furnish them from estate auctions.  6 months of rent on a house will pay the purchase price of a house. 

My state is a non judicial state so you can place an offer on a house before it goes to auction because techinally the seller still "owns" the house.

Ask for the date and time of the Foreclosure auctions.

Hi guys hope you all well and growing your business.I usually buy single faimily homes from the auction at low price since they need tons of rehabs (the ones I pick), Im trying to implememt the BRRRR strategy, contacted couple of banks the problem is since Im trying to refi in less than a year they would give up to 70% of the purchase price and no apprisal at this stage (onw bank offered 3 months delayed purchase I think thats whats called but not sure).The problem Im having is they depend on the purchase price which is low as compared to the ARV and wont send appraisal till 1 year and I neither have lots of cash to keep in one or two deals and wait for one year nor do hard money.Trying to refi as soon as Im done with the rehab if possible which most of the time takes me 1 month max on average size house.Any recommendations would be appriciated.Wish you all the best of luck. 

She claims she has until May 29th to get rid of the home before it goes to auction.  

The house is almost in foreclosure. it will be auctioned on June 5th. so i need to act swiftly.The owner owes 96k on the house, which is the Principal amount, but when i told her to call her bank for total loan payoff on the house. it was 105k.The house is ARV is worth 168k. doesn't need much repairs at all. about 5k repairs.do i have to factor in the total payoff, or just the pricipal owed on the house which is 96k?