That doesn't tell me what's going to happen when I play. The

They will be willing to deal with you, just play the numbers

Get yourself a cushion and play the slow game.

So I'd say play the game with them as best as you can and cross your fingers. 

This is not the economic phase to play the appreciation game in.

If she loses it at tax sale she'll get nothing, not that she may or may not care, but generally kids care if there's nothing.... and also play the card of "I'm coming to you as son/daughter as I'd like to make an offer to buy the property, she doesn't have an agent and I would like a family member involved to know someone else has reviewed the offer for your mother".  

I'm definitely looking and researching in depth to be sure its a safe/solid play. The

The tenant will play the emotional game....you stick to the business.My suggestion is to NOT accept partial payments.

As a broker and investor I can expand on this some.REO broker you can almost forget getting one on one service.Their meat and steak and repeat business are banks and asset management companies assigning listings.They employ buyers agent to handle that side of the transaction most times and are too busy doing reports,etc. for the bank.Some smaller REO brokers might handle the buyers side if their book of business is small to medium size.Many of my friends on the residential side stay away from the REO list side now as the margins are too low and overhead too high.They have shifted to be buyers agents on REO's for the higher co-op OR they are listing short sales before it reaches foreclosure.Banks with the ROBO fiasco are gun shy a little on foreclosing but can do short sales more quietly and shed defaulted assets.This is why short sale volume has been picking up more and more and residential REO has been stagnating with volume in some markets.As far as wholesalers and assigners.I don't dislike anyone.I play the percentages.A direct end buyer purchasing cash takes out the mystery and things that can go wrong with a wholesaler.So as far as listings I prefer vanilla deals that have a higher percentage of closing.Wholesalers with a little cash make up many who are experimenting on deals to try and make a buck and are new to the game.This causes many of these types of deals to fall out.It's just like a buyer obtaining financing.What type are they trying to obtain makes all the difference in the world on the structure of a deal.So wholesalers and assignees are a last resort with my listings.

If you can't stack the deck in your favor in this manner, then you do not play the game.