Failed to collect Property Insurance and Property Tax on my promissory Note now buyer refusing to pay $15,000 delinquency on mortgage that is $709 per month @ 4% with $93,000 balance now pending foreclosure. 

Old Town is very expensive and it will be difficult to find a solid investment opportunity in that location but you can do it.

not too difficult to make!!!

She is open to owner finacing but it has to be short term and she still owes on the property, so she would have to take a second on the property, and I do not know how much the current balance is on the loan. 

The assuming Borrower may assume 100% of the outstanding principal balance of the Mortgage, subject to the restrictions on LTV ratio for Investment Properties and HUD-approved Secondary Residences.”FHA loan assumptions require the lender to prepare special paperwork showing that the original borrower is released from the financial liability of the mortgage loan.

😬 It is often difficult to bring w-2 JOB people around to see what is best big-picture-wise, to think like an investor. 

Under the VA guidelines for pest inspections, they make it difficult if there has EVER been any termite damage what so ever.

Without knowing anything about your background, that's a difficult question to answer.

My mort balance is $110k, while the heloc is $44k. 

One other note, investing in a self directed IRA is very difficult to do.