The seller's motivations range from divorce, to out of state owner, to an owner which is pinched for cash and just needs to liquidate quickly.I like to think of a wholesaling business as a pawn shop for real estate owners.

You might not can even sue but only get back your earnest money as liquidated damages.If you send a lawsuit letter from your attorney about specific performance the seller might blink and come back into compliance.No legal advice.

Especially if the guarantor is very strong, has CF, liquidity, NW, etc..With strong enough guarantor(s), you may be able to get a non-recourse loan for another 25-50bp.

But I'm going to guess that since you are looking at low-down loans that extra cash is not sitting nearby to do that.You are correct that I do not have enough liquid funds to bring the unit to 70% LTV most likely.

Another thought on this thread would be to prepare a comp workup of other similar properties in the neighborhood and show them how many days they averaged on the market for a standard sale.This way you can help the family decide if they are willing to wait to get a market offer or if they really need to liquidate the property to sell in less time.Additionally, I agree with the other comments, one quick sale below market will not create a market.

Basically, at least from what I read, they can force the other partners to buy them out of the deal at any time (based on current appraisal), and if they can't afford it, they can actually force liquidation.

Bankruptcy, acquisitions, asset liquidations, contract liabilities.....10 years later, you move into management.

RE is not easy to liquidate, even in the best of times, and when someone is going through divorce - they generally need cash fast.

If you want to grow your portfolio it might be harder to pay off properties quickly unless you have lots of income or are liquidating other assets.Most investors on here advocate using small down payments and securing 30 year mortgages and not prepaying them.

Liquidity is extremely important when you're not on W-2 anymore.