And lastly the town I live in https://altos.re/r/15fd2d9 you can see this is upper end for the PDX area and things are softening on the 1 mil plus.I am thinking of taking my chips off the table pretty soon...

Account Closed You may not know an issue has come up until you are at the closing table. 

In my opinion, if you don’t have any experience or a large amount of cash, you don’t bring much to the table on a partnership for a larger deal.

Or, the seller needs to bring cash to the table to cover the shortage.Or, wait for a buyer who will pay enough to cover the mortgage payoff.

It's almost 350 pages (including table of contents and index) of information about Alabama tax sales.  

If I am to partner with someone I will already know going into the partnership what value they bring to the table.

The note can be made more marketable by using an RMLO service who can document the file- the seller acts as the underwriter in approving the financing, but they will verify rent and perhaps in this case put together some non-traditional credit sources and income documentation in trying to establish ATP (Ability to Pay)   The seller could potentially sell the note at the closing table (likely around 70% of the Note Value.) 

@Julie Hill In addition to what others have said, let me throw this option on the table for you to consider.

Not say it’s not a good investment but you have to find a way to put food on the table while you wait and you have to get that big initial capital.

,Yes, we are going to leave both options on the table.