You magically get the seller to cover every single closing cost (A $12k gift, or a trick to get you to buy their problem.).

They do seem possibly open to seller financing the difference of $172K.

Some types of Creative Financing include: Seller/Owner Financing, Land Contract, Wrap, Assumption, Subto, Lease Option, Contract for Deed.

Avoid sponsors that are using seller-financing and/or recapping someone else's deal and letting that group stay on title.  

If you have any tips, resources, or advice for someone just starting out, I’d greatly appreciate your insights.Some specific things I’m working on right now:Building a strong buyers list.Identifying motivated sellers and honing my outreach.Learning the ins and outs of structuring win-win deals.I’m open to partnering, collaborating, or just grabbing coffee to exchange ideas.

But the real key is to find motivated sellers.

Also Seller hasn’t paid property taxes in 2 years which is a sign the property is in distress.

Purchase price: $565,000 Cash invested: $200,000 Current Price: $599K (originally $649K, 67 days on market).

If the seller has equity at the closing table part of the proceeds could go towards the utilities being caught up.

Purchase price: $565,000 Cash invested: $125,000 Listed Price: $585K (originally $585K, 30 days on market).