Getting to 80% ARV, which is an 80 LTV cash out, is pretty much unheard of, or you're going to be searching for a while for that 'needle in the haystack' community bank/cu or something like that.

While it is not completely unheard of to see detached home communities defined as a Condominiums, they are typically Planned Development communities. $125/month assessments seems within reason for a community that has no exterior building maintenance responsibilities other than front yard landscaping.

It is difficult to make a mil on one deal- but not unheard of.

That is practically unheard of!

The property sold in 2006 for $128k and currently there are three comps on the market all for around $120k.My questions are:1) For those with experience, is it unheard of to give the bank a low ball offer of say $40k?

Unfortunately those prices are unheard of in my area :(

Not unless it breaks up in flight which is practically unheard of for a passenger airliner.

Those terms would be unheard of in my part of the country (and most parts, from what I've gathered), and frankly, your folks are working for peanuts.

Are upfront fees for leads unheard of?

It's not unheard of for people to sell real estate that they do not own.If you purchase the note and have to wait, maybe a couple of years for probate, that does not stop the son from placing more liens on the property.I suggest that you simply place the property under a contract contingent upon unclouded title, record the contract, and then wait it out.You'll have the property tied up and the price tied up.If you are feeling industrious, you could also go around and speak to each sibling.