If she wont prepare the offer, go to the listing agent and tell them you want to write an offer at $200k.It sounds like you have a typical retail agent, who is never going to want to write an offer less than 97% of list price.

I'm not aware of any way to get money out of the business at anything less than the top tax rates so if you, or anyone else reading this has ideas, I'm all ears.Since we are now connected on LinkedIn, we can chat about the money thing, but my belief is that investing in real estate in most cities in Canada does not typically throw off enough cash for someone to live on. 

Typically they get notified by the agency conducting the tax sale.  

They have:- kept a ferret without a deposit or approval- just put a hole in the wall- painted all the bedrooms ridiculous colors- Havent oaid their trash bill in over 3 years- replaced all the ceiling fans and did the electrical themselves (without a license)And multiple other things.

There are a number of short term interest only products that will only cover the purchase price but those rates are typically still going to be a bit high 

What are the typical early payment penalties, let’s say for a 4 million loan.Is interest only better?

@Craig Garrow  Typically the value in a brokerage is the people/relationships.   

That judgment can be used to garnish wages but I tried it a few times and had no success.I typically take the following steps:1.

@Melanie HeigesOkay. that makes sense.You have a few choices for flips:your own cash, or cash pooled with other investors.hard money or similar private lenders.You don't typically get a traditional bank loan for flips due to the condition.So, you would either get hard money loans that will lend for distressed properties or use you own cash.Hard money lenders base their lending on the project, not on your personal finances.

What does a typical deal look like for you?