The bankers are big boys; they can take care of themselves (alright, maybe they can't, but that isn't your responsibility beyond paying your taxes to bail them out).If you are buying pre-foreclosure, then disclose, disclose, disclose.If people are desperate, you have the option whether you want to take advantage of them or help them out.

Oh yes, in addition, good luck to getting the majority of the selling agents to even write up the contract for such a low ball offer, most will just send a verbal offer to the seller, which leaves you with no documentation that the seller rejected your offer as Larry requires at least 40 written rejections along with 40 properly written offers before he will honor the 12-month guarantee.  1) The majority of REO properties are sold "as-is/where-is" which means any addendum clauses get thrown out regardless, 2) most selling agents don't want to guarantee anything in writing, especially anything about code violations, and 3) the ones who agree to include all these clauses are usually just so desperate to sell the property because it's a gut rehab and doesn't fit the criteria of Larry's program to begin with.  

HML requires investment to be over 75k LTV. Please let me know! 

Jacob, we were doing a test ad for a single wide mobile home in Indiana, and had some lady who her and her boyfriend desperately needed our help.

Desperate sellers do desperate things.

They only have short term products available but are also the seemingly desperate lenders who called hourly until i called back.

Desperate @ 2am I text him & the next day he went in & replaced the HW tank, electrical sub-panel etc.

This is usually due to some distress/desperation, and/or ignorance as to market value, on the part of the seller.

If you wait until Nov/Dec, you will be able to be VERY aggressive on your offer prices and you will get more desperate buyers.

I just figured if I could somehow negotiate with the real estate agent to get to my price below 120k (whether that be now or in a month or two when they're more desperate) I could do it.