Its worth a view for IL.http://watsoninvested.com/wholesaling/In short don't offer "services" to the seller.  

It is an old farm house and various outbuildings on 1.4 acres, but it's riverfront views and in-town location is zoned for high-density multi-family residential.  

Interesting and diverse points of view.

@Rod Blunk why do you not want to be viewed as a General Contractor? 

What you're describing is wholesaling or brokering.  

There is a podcast (show 9 with Ann Bellamy) on HML that is really good and explains (from the HML's point of view) what they like to see in a package.  

It sounds simple but I'm sure it isn't, basically it described the steps to take but not actual examples of forms to fill, where to get them, who to talk to, etc.

Upon a finding of delinquency of the account consistent with the policies adopted by the public entity regarding nonpayment, cost of the service and expenses, the clerk of the public entity may file a notice of lien with the county clerk of the county in which the property is located describing the property, cost of the service provided and expenses incurred by the municipality, excluding late charges, penalties, and interest, and stating that the public entity claims a lien on the property for this service; provided, that a lien shall not be filed against property in which the delinquent account is owed by a tenant or lessee and not by the property owner; "

@Adam Hershman has an interesting point of view. 

From the outside, the property need some work, but I can only view it with an accepted offer and the realtor has no information on the condition.