The seller is currently attempting to purchase another property but is facing challenges due to the inability to hold two FHA loans simultaneously.

Experience is another thing - it shapes and challenges the knowledge you acquired and you always find yourself wanting of knowledge because each day is a new day with different challenges and demands as is each deal.

I am in North Georgia and looking for my next investment property and I see how challenging it is to make the numbers work.

Attend seminars, join online forums, and read up on the latest market trends to stay informed.Remember, real estate investing is not without its challenges.

Challenges?

Let’s break it down and explore how you might approach this idea, the challenges you could face, and ways to structure a deal that could work for both you and the landlord.Why the Landlord Might Be Open to SellingThey’ve moved out of state for health reasons and don’t have family nearby anymore, which might reduce their emotional attachment to the property.The idea of simplifying their life and pursuing something like sailing around the world suggests they could be open to letting go of the property if it helps them achieve their goals.With significant equity or potentially owning the property outright, selling could provide them with a substantial cash windfall to fund their future plans.However, their belongings on the property could signal hesitation to let go or simply a logistical barrier they haven’t addressed yet.

Seller number two walks away with all their cash, and seller 1 who already agreed to SF has now become a PML without the challenge of negotiating each deal with them.

Isn't it unlikely that a homeowner who cant afford a 2-3k tax bill would even challenge this legally?

Not having experience qualifying prospects I would think that the leads you would get from here, if any, would be..... challenging. 

While there are undeniable challenges—higher interest rates, tighter lending conditions, and market uncertainty—there are also unique opportunities that can make real estate a very prudent choice if approached thoughtfully.