I did not mention, but this is a probate sale, and the seller is the executor of the estate.

\Either way, as mentioned above, take your time and do you research. 

As you mentioned, things are appreciating quickly in your area.

You mentioned you are struggling financially - answer a few questions for yourself- How long can you reasonably afford the property given the current tenancy issues?  

There is no one-size-fits-all answer here. i have clients call me asking to lock in the maximum buy-down we can possibly allow; and others who think its a terrible idea. as other's have mentioned, i would first look at your recoupment period.

Just wanted to mention we just added more leins!

It's time to start the process as everyone else mentioned above.

@Austin Paige sorry if dumb question, but regarding the REI calculators you mention:  are you referring to the ones found on biggerpockets (shown in image below)? 

With a mortgage foreclosure you mentioned that the IRS has 120 days to right of redemption?

I totally recognize that is impatient and greedy.My gut is saying your short picture idea is where we're heading since we are taking the same hit with brokerage account (I didnt even mention borrowing against 401k - yes its not advised but my wife and I have stable W2 income to pay ourselves back) Thanks again, this BP community / forum is awesome