I'm even hesitant to give you the web address I'm about to give you, because if you haven't looked for it and found it already before coming to the Bigger Pockets forums to ask strangers for help, you're way, way behind the eight ball.

If you don't have a warranty deed with title insurance you'll have to play ball with these guys.

I’ve got 23 years done at age 42 and I’ve struggled with how to leave the “golden handcuffs” behind.

With rates rising, sellers are willing to play ball, especially if the properties have been on the market for a little while. 

Do a Google search for "Boommates" and you'll find references to the Golden Girls TV show and discussions about two significant issues older people face: the high cost of housing and loneliness.For younger people, we call this "house hacking," where someone buys a house and takes in roommates to help cover the costs.

@Ruben VanDusen to help you understand my answer let me ask you, do you think Tiger W. only went out hitting golf balls when on a tournament?

Make low ball offers cash.  

Steven-What I gave you was as rough an estimate on a couple ball park figures as you can get. 

SMS is cheap but not a golden goose. 

I would do a few things to get the ball rolling.