They've been outstanding to work with.

I'm looking at a foreclosed duplex listed via Auction.com and it's showing two outstanding liens in addition to 4 mortgages in its history.

The number of agents is about 6 or 7 agents and they combined their sales under one team, which makes their performance very outstanding..That team put a lot of ad on everywhere such as zillow, trulia and local radios.

I have no other outstanding loans, and the bank I'm currently talking with will not use current leases to be used as income, which I find a little ridiculous, but I'm about to call a few other banks today and see what my options are.

You mention the owner has paid $70k on the mortgage but that isn't a number that matters (since who knows what interest rate he's on or if he's made any extra payments), what matters is what the outstanding balance is on the mortgage and can you offer them a purchase price that is A) Fair to the owner, B) Helps them sell with some amount of equity and C) Gives you room that it financially makes sense.The numbers change based on if you want to flip it or rent it, making the question "does it make sense" different based on the direction you choose.In short, I have no idea how much I would offer...

There's a house up for sale but the owner currently has an outstanding mortgage loan.

The outstanding mortgage with interest is $175,000.I have been considering offering 100-125k for the building, but without a tenant upstairs, this only increases my costs --- at least for the next four years.

I believe that you would still have to disclose it on an FHA application, they want to know all of your outstanding debts and monthly payment amounts.  

Any suggestions for plumbers that work on commercial/multifamily in Ventura County, California?

I would imagine I should also probably run a title search and make sure there are no outstanding liens on the properties.