Winning with cash really depends on the quality of the property and the timeline of the seller.

Is there a no win / no fee type of service I should be searching for?   

@Collin Schwartz congratulations on this big win for you and your family!

In Phoenix, I turned an auction win into a successful Airbnb-⁵didn't see that coming at first!

The client retained the services of a well known attorney who has a great record of winning these types of cases. 

The reasons they identified will not impress the judge and you will win as long as you followed the proper procedures.There is no way to ensure that they won't damage the property, but you have recourse if they do.

Someone else may say its free money and let it ride, so invest it in something super high risk and high reward and if I win they I win but if I lose it all I lose it all. 

You want to make both parties happy.Most wholesalers fail because they are chasing the spread (their money) and not focused on helping the seller and providing a win-win for the buyer.

If you plan on leaving after a year, rates will be much higher to refinance this as an investment home so doing the buy down probably wins out in that situation.

It sounds like a big win.