This is why they have systems and procedures.

Medical office buildings, General office buildings, Office Parks, Office/retail condos, medical/dental clinics, etc.

You do have to be focused and on task because of the procedural limitations in a 1031. 

If you have money in your IRA that wants to get 15% on your money we can set you up with a custodian and a procedure to lend money through your IRA."

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.