But yes, I would find the houses, submit, get an offer from them with a signed PASA, take the loan through them, and after reno was complete, they would buy the house.   

You know those signs that say "we buy houses for cash" call them and say you are investor looking to buy a flip. 

You can learn to do this independently or get a rockstar REALTOR to lead the way.

I would also make sure I controlled the checkbook or that we both had to sign the financials.

Basically, the seller signs the deed and walks away. 

He wnent ahead and signed a contract with her; within 5 days she was able to find a buyer who paid $75k more than she did.  

The media/influencer community will pick up on an anecdotal property that got into trouble and say it's a sign of turbulent times ahead.

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.

., 8 AM–5 PM, Mon–Fri due to HOA rules).The clearer your scope, the fewer misunderstandings you’ll face.Signatures:Always have the subcontractor sign first, then you sign.

However, they may not be ready to sign right now.