What is the best cash offer  i can bring to the table since the owner want his equity and does not want to loose the home either.

My PM is communicating with me, but is there anything specific i should ask them to do?

I was losing my offers to mostly all-cash buyers, and also they were going higher than I wanted with their offers (usually because I had a ROI in mind) - I was not smart because I think I was thinking the low rates would last a while.

This is truly specific to Alabama because other states like Arizona for example require that a separate quiet title action is filed after the foreclosure action.  

I've spoke with the folks over at Abodea, who do offer a scalable call-center approach to HOA PM at quite affordable rates, but we're still missing the kind of local, on-site general contractor/handyman or capital management planning schedules that would be required for proactively addressing homeowner and community association needs. 

It is a very specific one year program that will allow me to make a lot more money in a full time position.

@Ray Dixon 5k is not enough, but I would connect with STR Investors in your area and offer help that way you keep building capital while learning more about the business. 

Many foundation repair companies (and some pest control) offer services for crawlspaces, to include mold remediation, encapsulation, etc.

it seems like they usually only deal with larger companies that have many accounts to offer

Normally I could just wait, but during my approval for the offer, I had to lock my rates at 6.25% FHA and the rate lock period was over around the 16 of July.