I only do rentals and have a slim category of what I will purchase. 

Very slim chance you will buy a listed single family subject to the mortgage because an average agent doesn't understand it.

For the folks that are buying only on a cash flow basis (using conventional financing) in 78704 especially, those deals are slim.

Account Closed  IRS liens are not a worry they sunset in 120 days.. and if they redeem they have to pay you your money back plus statutory interest.the risk's in buying true courthouse steps foreclosures are MANY  for the one off investor its basically a waste of time.. the chances you will beat out the regulars are slim and none.. remember in CA and or OR or WA you have guys with 10 to 50 million plus in play  and they do this for a living.. they have title dialed in.. they have the cash .. they buy ANY and ALL deals that have any spread.Not saying it cannot absolutely be done in the OC  but I would venture to guess your time is better used in persuits of deals in another manner.

Windsor is and always has been cyclical and while I wouldn't say it's over-priced, it's fully valued, the pickings are slim for good properties, and I see some downside risk as the auto sector cools off.

I think the chances of finding somebody who would allow 100% financing is pretty slim, but your local community banks are probably going to be the ones more open to allowing an owner carryback scenario. 

The likelihood of collecting is slim to none so why not pass the collecting on to the IRS and enjoy the write-off!

Is there a very slim chance that my offer will be accepted?

@Glenn Gillen you can....as long as nobody finds out about it...odds of being discovered are slim, but it sounds like you are utilizing the federal government to insure your mortgage for a house you will not be living in.

The chance of me getting any money out of them through a judgement looks pretty slim.