I am not sure if you are looking for a short-term or long-term loan given this rate environment, but there are many private investors that can do this with favorable terms and lower fees. 

There are so many rules around fair housing and tenant rights, best to be in that environment and know how a well oiled machine works 

We had a great time sitting on the dock watching the fish jump.

But it's a game of fishing, keep your pole in the water and don't settle until you've pulled quite a few trout out of the river.Do not find contractors by cold calling. 

The difference is Babcock started as a more environment friendly development and if continued will be very successful.  

Right now, in the current lending and economic environment, being a little more conservative with your eyes on the long term big picture may actually get you further.As you have likely seen already HELOC's on investment properties are very sparse, and likely will max out around 70% to 75% of combined loan to value.

The seller had an appraisal completed back in May that was $865k has no influence on the value today, especially in the current environment that the market is softening a bit. 

You may be able to negotiate with them to take over the loan, but it is also possible you would have to immediately seek traditional financing to pay them off as well - at a high interest rate environment that we are now in.Also know that on county auctions there is no previewing the property.  

What stories to do you guys have about the fish that got away?

Give a man a fish--teach a man to fish.....Great Response Nathan!