If you find a 25K note and get a seller to agree to take 10K and then arrange a purchase from a dealer or anyone else say at 15K and they use that money at the settlement, you are not buying with your money, you are brokering.

Some of those expenses would have been considered normal direct expenses related to the purchase and placed on the settlement statement where they could have been paid.  

Most contracts say that you get free and clear title so the bills come out of the price you offer and the bills are the seller s responsibility (actually usually paid by the title company at settlement)However depending on the situation especially if the seller is very motivated and doesn't even know what he or she owes I will give them a net offer.

Dude told me he had bad tenants and he wanted to hire us to takeover management and negotiate a cash for keys settlement with current tenants, then get him some new ones.

In our martial settlement agreement we agreed I would keep the homes, they were awarded to me in the divorce and my ex signed the deeds over to me.

If you used your own investor super duper buyer friendly whiz bang contract and left out such damages, then the seller will be free to seek what ever damages may apply and justified by some attorney under state law that could end up being more than the usually agreed to penalties.I suggest you go to the lender and ask to see a blank note if you really must.The problem could arise since you don't really know what customary terms are that you'll form an uninformed opinion and just get cold feet.You will have three days prior to settlement to review documents, nothing will be changed unless there is an error.

I have done tax defer settlement setups for sellers before.

And I am sure they will be looking to settle with an insurance company, as most people don't have the assets to pay off such a settlement from this type of tragedy.  

Your housing inventory and market will have much to do how "easy" it could be, but you'll find distressed properties having every issue that may exist in real estate keeping that property out of a more efficient market, daahhhh, "distressed properties".A home that is market ready will be very hard to find to buy at a lower price that can be passed on again at a profit, especially if you have two settlements required in the mix.Seems some are taking this personally, nothing personal about it, remarks as to a class or group of players is not personal, but more to aspects of ethics and professionalism.

If you are unsure what the costs may be, you should be able to get an approximate value from your lawyer or escrow company before you get the actual settlement statement or reference previous deals.And there is nothing wrong with Wholesaling as a whole, but its a rough sell to sellers and buyers alike.