There is a whole different feeling when one pays with hard cold cash rather than swiping a  card, isn't it?  

My employees can't accept monetary or gift card tips, but they can accept lunch or sodas.  

Either way it's a win win for all, most homeowners wait to long and reduce there options by waiting.  

Work to clean up credit if needed and then pay down the amounts on the highest cards.

Go crazy, one year we made cards for a Halloween party with things on them like "do the chicken dance, make an orgasm noise, take a shot, give someone a hickie" and we shuffled them up and handed them out at the door. the throughout the night you could give the card you were given to anyone at the party and they had to do whatever it said on it right then and there no matter where we were (you can also just put all the cards in a hat and make people draw them throughout the night since you're the birthday boy).

I've tapped about as much family support as I care to ask for, I've dipped into the zero interest for x months credit cards, I've looked under rocks...  

I'm going to speak with the seller further to seek a win-win deal.

I also filter them by means of asking a few questions: 1 - Will they submit all offers, regardless of whether or not they (the agent) thinks it will win?  

Someone wins an HOA sale only to discover there is a senior lienholder who's owed more than the property is worth.  

As always protect the seller / the customer, above all the deal must be win-win.But even making a business out of taking control of RE and assigning, even this is permissable in any volume you'd like in the restrictive Ohio per the Jeff Watson interview of OH RE board members, as long as you don't do certain things and take legitimate control and risk via P&S contract with typical earnest money, (what ever, but more than $10 or $100).