Even a semi-competent realtor can walk a client through an old house and talk about "good bones".

The only way to get this liens off is to hire an attorney to do a 'Quiet Title' but getting a first mortgage to release their lien is not often going to happen, unless they walk away from the property with the lien still on it.

Will the listing agent allow you another walk through with a licensed contractor?  

You can walk into a property with 0 dollars purchased with your time from the sweat equity.

I have never done anything this large scale. so I possibly would be looking to partner with a developer who would help teach me and walk me through the process.

Everyone loved it..... 22 people walked out house and signed oir books however a week has past and not one offer.

She will have to leave the house and walk away from it.

They want to see that you have something to lose if the deal should go wrong so that you are less likely to walk away. 

The net of this was I ended up offering another $5k to bring me up to $150 "take it or leave it" under the threat of the seller walking, which I highly doubted as they needed all proceeds to close on another property they were under agreement on.Bottom line is $150 was accepted in the 11th hour (pretty close to what time I got a signed extension on the appraisal addendum back as it was expiring the day I made the $150k offer), the downstairs unit is listed and being shown, upstairs is being served notice next week and the property  will be "officially" mine Monday!

Needless to say, they were not happy with my revised offer based on the real numbers and the deal fell through.When I did the due diligence, I went and talked to every tenant (there were less than 20) to verify the financials, walked every inch of the property to look for needed capital expenditures and deferred maintenance, talked directly to the utility companies...