Thanks @Jay King - The trustee in this case is a trust company that is managing the estate, you're saying I can offer them additional money to sell the house to me and it might work versus an individual person who was named as a trustee? 

I know the market very well as I already own a couple of cabins in Broken Bow, and I own a property management company here as well managing 30+ cabins.

Here are some common financing options:Traditional Mortgage: Obtain financing from banks with a down payment, paying off over time with interest.Hard Money Loans: Short-term loans with higher interest rates, often from private investors, suitable for quick acquisitions or credit-challenged investors.Private Money Lenders: Individuals or groups offering direct loans, with terms negotiated privately.Seller Financing: Buyers make payments directly to sellers over an agreed period, with terms negotiated between parties.Home Equity Line of Credit (HELOC): Borrow against existing property equity with a revolving credit line, typically offering flexibility.Real Estate Crowdfunding: Pool funds with other investors via online platforms for various real estate projects, offering diverse investment opportunities.1031 Exchange: Defer capital gains taxes by reinvesting sale proceeds into similar properties within a specific timeframe, useful for tax optimization.REITs (Real Estate Investment Trusts): Invest indirectly in real estate through publicly traded companies, offering liquidity and diversification.Joint Ventures/Partnerships: Collaborate with other investors to share resources and risks, leveraging each other's strengths for larger projects.Subject To Financing: Buy a property subject to the existing mortgage that's in place on the property (doesn't get paid off when the property sells).Assumable Mortgage: Buy a property and assume the mortgage that the seller already has in place.Lease Option: Rent a property with the option to buy it prior to a later date.Debt Service Credit Ratio (DSCR): A loan approved based on the income potential of the propertyThese options cater to different investor needs, preferences, and financial situations, providing flexibility in real estate investment strategies.Thanks,

How important is it that my credit card is from a company that is FDIC approved 3.

I know themeing is expensive, but I was planning on doing that myself (I own an artisan construction company).

This wouldn't be an issue as gifts up to 100% are alowed,under my company from immediate family members.

Many states now require new funds and do not do pass through.. its the reason we all are in business us bridge lenders.. also I know in Oregon the title companies demand a full profit disclosure to the seller.. they don't want to be sued for participating in a secret or unconscionable profit act.

I was wondering if anyone knew of a real estate brokerage company that is investor friendly in the Phx area?

I did enquiry with some insurance company but lot of not providing insurance to rental house. 

As for the rodents, call a company and have them come out and deal with it...take photos before and after so if the tenant does something (ie puts out more rice), you can show that the tenant is deliberately doing things to attract rodents.