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Has anyone ever done a deal which included a proper and complete residential fuel oil tank decommissioning having been performed by the seller personally (not a hired contractor), using cat litter, then never having the decommissioning certified/filed/inspected with the proper local authorities? 

While origination fees are never paid up front, fees for third party charges are almost always paid to get the loan submitted. 

This is the type of asset where you make money, and if rental demand for this asset is strong in the market you're in it will usually perform well during a downturn. 

I come from a classical dance background working professionally around the country and performing around the globe with the most amazing people and companies.

I want to go for it, even on the site it is listed on.That being said, it has always been my understanding that a property that goes through the court system and does not sell to a third-party bidder at the courthouse is then taken back by the bank which MUST clear title of liens and encumbrances.

This is your chance to renegotiate based on inspection findings. 2 week before closing : schedule final utility readings, title search should be performed, and you should get homeowners insurance squared away. 1 week before closing - financing commitment if you’re getting a loan or mortgage. 24 hours before closing do a final walkthrough of the property. 

Third, start reaching out to your buyers list.

Most certificates are assignable - meaning you can sell them to a third party.

One of the things I've heard about hard money is in addition to higher rates, they have pre-payment penalties.Current or prior ownership of real estate: as stated, I am currently renting and intend to rent for at least another year or so.Value of property at present and/or your offer price: $158000 (zestimate)After repair value: $Anticipated or actual appraisal issues: will perform one during due diligence Current rents per month: $425Fair market rents per month: $500Down payment or equity: $30000Source of down payment funds, if applicable: see aboveIncome Source: Salaried/hourly W2, VA comp, Gross monthly income (optional): $1800 tax exempt, approx $4-5k in base wage (+ OT opportunities)Monthly debt obligations appearing on credit report, plus (if applicable) personal rent and alimony/child support/etc: $800/mo in rentFICO: Excellent Credit issues: None.