I feel this gives me the flexibility to find the right solution for my client and not just sell what my bank offers.

Shiloh, the poster above, seems to find investors and I don’t think he has to offer a discount (most people trying to partner on a property are probably finding properties that are selling for close to retail and then they seek partners with whom to purchase the property and therefore don’t even have a chance at offering a discount since they don’t already own the property as I do).

The seller is representing themselves so showings must be arranged with them, and offers made to them directly.

Quote from @Timothy Rei: The absolute best way to solve this problem would be to offer the teacher $30~$60 to cover the cost of keeping the heater on during days when the room temperature fall below an agreed upon threshold. 

We offer their Customer insurance and follow the state Lien/Auction laws.d.

The city wants to tear the property and surrounding properties down Zillow said it’s worth 38000The city offer me 13000.I could use some adviceHard to give advice with limited information, but as a general rule, the longer you wait and the further down the line their project is the more valuable your property will be to them.Zillow (and all automatic online) estimates are very unreliable, so don't base on that.

Can you dig into a little more on the novation, why did the seller pick that strategy say over a cash offer?

Here is a list of lenders offering such financing: https://www.biggerpockets.com/member-blogs/2810/50272-list-o...

When the Landlord files the Complaint, the County Clerk will instruct the landlord to take a copy of the Complaint and Summons to the Sheriff's office, usually located nearby.

Also, some helocs will offer Interest Only payments, some that go above 90% LTV may ask for 1% of the outstanding balance or 1.5% of the outstanding balance.