How much risk and volatility are you willing to accept? 

Having drug out for almost a year and ready to be done, we accepted.

Many sellers require proof of funds and will not accept letters from private lenders9.

Just can't get a seller to accept my offer.

Because of all of the uncertainty with the tenant/occupant and potential legal issues, the seller is hesitant to accept the offer.

Trust that they not only know what they are doing, but that they will also pay you for helping them, and/or pay you back your money and give you an acceptable return on that money should you choose to become one of their private investors.They key, of course is to know enough about what they are doing (so you can sleep at night) BEFORE you invest either your time or money.

@Jill Rossi --- My STRONG recommendation is to accept Account Closed's generous offer for free consultation.

My partner was accepted into Portland State University for a master's program.

We have a lot of Federal Employee Credit Unions here in the DC, and I wont let my buyers use them, nor will I accept an offer if that is the lender since I know there is a 90% chance they will have a delay.  

You don't have to pay for the writ at the occupancy hearing, but it's only like $13 so just pay for it just in case...NOTE: after you file eviction, do NOT accept any rent money from the tenant..