So, unless (I guess) she feels confident about the offer, she'd rather not spend the time putting it together.Is there like a short cut offer procedure that "investor friendly" realtors use to make this process faster or something?  

Thank you for your advice Laura, I was hung up what exact procedures would need to take place when conducting a wholesale transaction and the offer I submit would be lower then what the seller owes on the property, didn't connect that that's when a subject to comes into play.

here's a whole policy and procedures if this helpshttp://www.qvir.com/uploads/2/8/6/9/2869254/housing_maintenance_program_policy.pdf

Summary ejectment procedures must now be handled in district court rather than magistrate court necessitating hiring an attorney to evict a lease option tenant for breach.

I'm NOT saying it doesn't happen, but from my personal experience with AM's, this was the procedure they were required to follow from the "powers that be" within their organization.

If a claim is to be made, the landlord has 30 days to send a detailed list of claims against the deposit by certified mail to the tenants forwarding address or last known address.The tenant then has 15 days to respond in writing if they disagree with the claims at which time the procedure may be negotiated or move to a court, normally the landlord institutes a suit with legal fees.If the tenant does not give a forwarding address then the legal address stipulated as such in the lease is used.

If you're trying to actually ge the property, learn the redemption/auction procedures.

But this is why I was so harsh in my response before, because I made the mistake of thinking that this was the standard operating procedure everywhere.

The key here is how you advertise the property to an assignee and collecting your feeI like the vertical break up ... this is a procedure where you split the land from the building, reducing the price and leasing the land (disguised seller financing) with an option of buying the land in the future (at a discount of course)Chattels for equity - give the seller something of value - a car (they are easy to finance), stuff in your garage or stuff you collected over the years - you can set a value of any amount your want - it could be consider a down payment - Seller Refi for take over - Seller gets a mortgage subject to a one time assumption - sellers gets the cash and you get the property and make the payments - nothing downUsing Front Porch clauses as a down payment is a great way to insert yourself in a deal - the cash you need could come from the investment property itself.

I know people in the institutions and I know well the procedures.