Later you mentioned after prorations you had to come with 6% cash, what other items on the settlement statement added up to 4% lowered your DP to 6%? 

The current property owners take a settlement check from insurance, and vs rebuild they sell.

In a lot of the Sherrif sale states you simply need a deposit to bid and then you will have a normal or basically normal settlement once the judge approves the sale..

Did you receive security deposits with interest and pro rata rent for the month at settlement?

Can you extend settlement in order to get approvals? 

His lawyer took 1/3 of the settlement, and he owed the hospital $90K. 

I look for properties where the owners don't much care and just want money and then I pay cash with quick settlement. 

U know when the settlement statement comes in there maybe 1 point but 5k in junk fee's that are disclosed until basically the day of signing as they are not legally bound to disclose all their fee's up front like a NMLS state licensed owner occ loan.

Flat fee buyer agency is new but growing quickly since the August 2024 agent compensation rule changes/lawsuit settlement.

I am currently waiting on a rather large legal settlement to hopefully hurry up and get him his $16,000 or if we can find someone to go ahead and pay him off early (no prepayment penalty), which would be hopefully paid off sooner than later as well in exchange for a secured lien on the property plus repayment of the $16,000 plus interest short term.