They are all but gone, but the ones I HAVE seen still, require the property to fit within VERY specific guidelines...such as a specific part of the city, blah blah blah, and if it's going to be non-owner occupied, that may filter out some of those grants even further.

Don't pay the water/electric/gas and only pay the "rent", and now I can evict for non-payment of rent.

Needs $100K in repairs and has non-paying tenants in place?

So at a 10 CAP this property according to YOUR NUMBERS would be worth 55,000 and the seller wants 130,000.Also you are banking on 0.00 percent interest and straight principal pay down.Many sellers won't finance below market interest rates because of the imputed tax provision ( I believe it's called that ).Remember owner finance isn't always a good thing.You still have to get a decent deal AND the owner finance.If you got owner finance with no money down and no personal guarantee and a non-recourse loan then if they took it back then no big deal.Sounds like you need to move on to another property.

There's your problem ...REO properties will almost always require non-assignable contracts - no assignments, and no options.

Both Roths and Traditional IRA will be subject to UBIT if either you do debt financing within your IRA (i.e. take out a non-recourse note to help fund a property in your IRA) or if you run a business in the IRA that would normally be subject to taxes outside the IRA.

Here let me take this non performing asset off your hands at 50 cents on the dollar, and while your at it pay me 5% commission on the deal too lol

You can always add a non-refundable deposit to your contract.

What strategy works well to come up with the ARV for non listed houses?

Then we hit some non RE related financial speed bumps and had to slow down a bit.