Currently, appraisal work is significantly down, since the refi's are generally non-existent as many homeowners refi'ed when rates went very low during the pandemic.

., pay off their existing loan, closing costs, and/ or put some cash in their pocket, etc)There are 2 "legs" of the transaction.

Hey Travis, I close a number of these for clients, usually more common on properties that were wrecked by previous tenants and they want to use existing equity to help repair the damages.We would classify it as a 'Refi-rehab' that would include a direct 'cash out' portion as well as a rehab escrow to reimburse you after you finish the repairs.

Call all the auction companies in your area and get on their mailing listing (make a personal contract with auctioneer associates - let them know that you are a buyer)  they will email you a list of up-coming foreclosure auctions.Your benefit by getting to the owner early, is that you may be able to 1.take over the mortgage by making up the back payments 2. get a deed signed, 3. take over the existing mortgage 4. advise the owner how to delay or stop the mortgage foreclosure 5.

I haven't come across a good real estate attorney in STL, I'm sure one exists I'm just not aware of one.

Life does not exist on a spreadsheet and this is not a sustainable strategy. 

I am currently looking for a client of mine for a duplex in the Heights around the same price point, and although there aren't a lot, this type of properties do exist.

The policy exists for a reason.

Sit and listen to some of the panels maybe you’ll be able to answer the borrowers questions rather than steering towards an OTC product that doesn’t exist and wasting borrowers time .

(I just won’t own a property where there is an existing safety issue I can’t fix).