You can sell/REFI the home, pay off the debt, breath easy and sleep at night.Vehicle (usually around 2-4%) and IRS debt (around 6%) are typically low interest debt.

Of course, you want to give them some breathing room and allow for circumstances outside of his or her control like emergencies and the like.

Just take a deep breath and trust the process.For myself, my wife and I got into real estate investing through House Hacking. 

Take a breath, get really quiet and figure out how to best serve where you are now.

I'm in Oklahoma too and just joined, I come from the construction part of real estate but I would bloke to breathe one flipping homes.

I let her go on a little while then when she took a breath, I politely (no...really, I was polite) told her have a nice evening.  

As a new investor, you need to possess encyclopedic knowledge of your market and that means living and breathing it.

I'd suggest you call him back and ask if he'd be interested in taking a mortgage and briefly explain the benefits in the same breath.

Local banks are easier to deal with but the big ones, BOA/Wells Fargo, I have heard stories of them taking a year or two to approve...I tell people who bid on short sales to bid then forget, if you do get it let it be a pleasant surprise but don't hold your breath!

If they do accept then they accept but don't hold your breath.