Getting the property under contract at the right price can be the next challenge -you may have found what looks like a good deal , but may take a bit of massaging to get the seller to meet you on your terms. 

Anyone have suggestions for procedure and Philadelphia local company that would deal with mold issues?

I love coming in and fixing processes that are broken or putting new procedures in place that help a business run smoothly.

The foreclosure procedure appears to have been made some time ago, under federal law, any borrower must be given notice, regardless as to what may have been agreed, IMO.If you have a NPN first, simply include the balance of the second, if you hold the second, better cross your fingers and pray, but I can't see you holding a housing development note either.Call the development office, they should tell you how they view the lien and your position, it's best to clear the air than to speculate, but I wouldn't have an issue with that mortgage.

If you have money in your IRA that wants to get 15% on your money we can set you up with a custodian and a procedure to lend money through your IRA."

So, unless (I guess) she feels confident about the offer, she'd rather not spend the time putting it together.Is there like a short cut offer procedure that "investor friendly" realtors use to make this process faster or something?  

Thank you for your advice Laura, I was hung up what exact procedures would need to take place when conducting a wholesale transaction and the offer I submit would be lower then what the seller owes on the property, didn't connect that that's when a subject to comes into play.

This is all very new to me and even the procedure to securing the loan using the property as collateral I have no idea where to begin.

Never purchased a property with tenants in it before so just wasn't sure of the procedure. 

You do have to be focused and on task because of the procedural limitations in a 1031.