This does assume Trump doesn’t do anything to those tax benefits which is uncertain right now but assuming it stays it’s a great incentive which is why its there.

Calling 200 banks is not unusual for most investors.  

I have access to a decent chunk of capital, however, am uncertain about going the routes of either private or hard money.

That's pretty unusual to me, but nothing too high that I noticed.

The property has 1/2 an acre of land (typical for my neighborhood, unusual for our TN metro area) and is fairly updated with a wood fireplace, granite, hardwood, crown molding, and a newer roof/windows/doors.

They are uncertain of the payoff amount as the USDA did not respond during the probate period when all creditors were notified.

Have your lawyer review the title insurance binder to make sure there are no unusual exceptions to the policy. 

 I love the run from this deal comments  ... a brisk walk may be in order.but for 30k what were you expecting.. that looks like a money pit to me.. have to work it backwards.. is there still a profit given you have to spend another 10k.it is unusual though to have a seller do this.. so obviously you can walk.. or renegotiate .. it looks like a tear down to me though..

If it's localized, is there anything unusual outside the building?

Hi Dawn:In this uncertain lending and employment market my advice is:Stay away from CFDs and Installment sales for a while.Do a Lease and a Contract for Option to Purchase (not Option to Purchase)Act as a landlord alwaysCharge top market rentOffer to record the lease and CFOCreate a 3 yr agreement (lease and CFO)The difference between the CFO and the OTP is the Option is delivered ONLY WHEN the lease is completed.