They are stuck in that they cannot sell it through a real estate agent because they will end up owing money at the closing table.

I know you asked for no "move on" posts, but when a seller gets emotional about their property, there really isn't a way to bring them to the negotiating table quickly.

(There's not pee on the floors and excrement on the counters/tables) I would honor your existing lease.

What are some assets I could bring to the table to make my money partners life easier?

If you had a deal with the basics spelled out, future partners would be able to see exactly what you're bringing to the table and may be more willing to jump in, and as you know most all HML are asset based so they would like to see the deal as well.So, while you're constantly searching for deals, you can vet some HML and partners at the same time.

Lastly find a joint partner who can bring cash or a loan with the down payment to the table after you find a deal.  

In union city on 15th st and central ave area a new single family with a 2 ping pong table sized garden just went up for 850k+. come on, who in their right mind would buy that, ridiculous prices. from my greenville house the lightrail is literally 5-10min walk, can almost see the WTC from the windows.

What value would or could a contractor bring to the table other than just labor?.

You can set a minimum income, but in many places, including California, you can't discriminate against where that income is coming from (provided its over the table).

If he says he is willing to accept $25k, does he have $35k to bring to the table at closing to pay off his loan?