We as investors have to think differently from a newly wed first time home buyer that can overpay based on emotions. 

I'd also network with other Realtors to identify clients relocating to the area looking for temporary placement while they find or build their new home.

I was sold the emotional support of the group with lifetime access to the fbook group.

If you can buy and hold, you will make money in the next 3-5 years, even though you may have a temporary negative equity experence. 

It might not be a permanent solution however it does keep things organized for a temporary amount of time, if needed.

I am convinced that we are a headed for a major recession and temporary decrease in property values, but you have to have money to take advantage of the buying opportunities.Hope this helps.

We are not emotionally involved.

Also doing your own negotiating can be very emotional.

She is willing to sell and it sounds like she is emotionally attached to the house and it might take some time for her to come around.

If a buyer has the financial capability to handle possible temporary negative cash flow and ability to refinance in the unlikely event the note is accelerated, and the seller has the ability to do a background check on the buyer and reach an intelligent decision, then the benefits of a real property transaction without the expense, time and qualifying necessary to obtain new financing and perhaps the benefits of a lower interest rate can successfully accrue to the benefit of both parties to the transaction.If the buyer is an undercapitalized inexperienced recent “graduate” of a guru program and the seller is willing to sell to anyone, whether breathing or not, then the transaction has a high likely hood of ending in disaster.When both parties are knowledgeable and understand the risks of the transaction, nobody is “taking advantage” of anyone else.