I'm betting about 80k or so mortgage aside.

Seller financing is an equity based loan, look to the UCC as to default of installment contracts, they become void, points or loan fees are not charged on equity financing.......I said not charged when I should say, should not be charged as I'd bet sellers are not in compliance, they can just lose their note and suffer any consequence that goes with unlawful lending.

My bet is not necessarily that the listing agent has another offer for a higher price, but that he or she has another offer from his or her own client, thus a chance to get double the commission.  

Vernon  not sure how popular Air BnB is there but I bet you could do well in those locations.. and maybe Pentiction

Your best bet is to sign up for your local REI groups and attend and network.

If you'd really rather just refi the property, your best bet is to find a traditional lender who doesn't require seasoning (which is typically 6 or 12 months) - not necessarily a hard money lender (which are often non-collateralized loans.)

@Hope Straw, Will you update this post as you make progress?

Is the development in the path of progress?

Your best bet would probably be finding a GC in/around Memphis who would travel to Helena.

I'll try to keep an update going as we progress  I'm thinking remove everything but the tub and invest in a nice floor length shower curtain