Go to www.ivaa.org and fill out a request for proposal.

Also, since the property is vacant, we knew the Seller would want to close ASAP (so as not to incur carrying costs for too long), so we proposed a 19-day closing (13 days from waiving the financing condition), which the Seller jumped at.All this to emphasize my original comment that it really depends on what you're interested in, and what your means are.

As for the court stopping the sale, they have no right, or the derive, to cancel the sale because someone has "agreed to pay the hoa at some proposed short sale closing".  

Here is one way I'm proposing to do financing for homes.

HI Tom,I've done plenty of these on the lender end and investor end as well.If you go the FHA route which is the least down payment option you'll only need 3.5% down and will need to adhere to:- min 3 months cash reserves based on the proposed monthly payment- gross rents on all 4 units X 75% factor must be equal or greater than the total monthly payment of the property (PITIA - I found out this not include HOA in this formula as we had a fourplex with a HOA once too).

The point is, it all depends on your particular needs/circumstances.As for the proposed language in your addendum, I'd say there's no way that's legal as it's currently written. 

But I do not believe these proposed tenants of yours can gain lawful employment without either a SSN or an ITIN. 

It'd be a difficult situation to get done honestly, if the tenant you're proposing to replace you was a strong enough candidate, a conventional finance options would love to do this with you.

I know that I'll have to wait a little while to be able to get traditional financing.I was thinking I could do an owner occupy deal and live there for another 1-2 years (1 year to finish my lease then present my landlord with my proposal, if she accepts, live there for another year to fulfill owner-occupy terms, and be at my job long enough to get traditional financing.) 

For refrigerators with icemakers/water dispensers, plumbing needs to go to that location as well as electricity.For the reasons mentioned above, none of your proposed ideas would work for me.