As far as whether to approach them with or without an agent - approaching them directly without an agent can save the seller probably 2.5-3% of fees, which give you some room to negotiate on the price, but you need to be confident that you are capable of evaluating the property value, estimating on the amount of work that is needed, knowing how to negotiate/ structure the deal, and navigating the closing process.

You'll find that your best talent is already working at another lender or is planning to transition to the broker side. 

Planning for flexibility with frequent moves and understanding property management will set you up for success when you start investing in 2026.Good luck!

And if this is the plan, it couldn't be announced at onset.

The seller is out of state and even visited the project a few times to check on the progress which I think helped him feel good about the whole deal as well. technology made the whole process a lot easier in the interim.

We also allow users to amend a post at any time with additional information by replying to that post again, just like what happened here.We have no plans to change how the forums work as it pertains to the deletion of posts. 

I never was able to coordinate a consistent quarterly meeting for planning, I never knew who to contact because they have multiple levels of their workers and people were constantly moving in and out of the organization.  

Quote from @Havital Miltz: I do not know that if someone is in the hospital you can force them to close, I am not an attorney, but I doubt any court will find in your favor, closings do not always happen exactly on the day that is planned, even if everyone is healthy and well, the wholesaler here is not the reason for the delay so I am not sure what exactly you can sue him/her for, they are also being held up due to the seller not being wellJust give the person some time to get out of the hospital, closing will probably not happen the very next day either, this is really extenuating circumstance. 

At the same time, I’ve been seeing a lot of distressed properties sitting because owners don’t want to deal with the process—permits, contractors, tenants, refis, all that.

Every state has a slightly different process, and time frame for each step, so you may want to consult a Realtor for your state process.