I will certainly try to find something locally before looking out of state.Thank you for offering your assistance.

Would a VA loan only work if you put in an offer before foreclosure or after the bank buys it?

The guy offers a free wholesale contract to download.

After a few months the seller actually came back with an offer that worked great for all involved and we put the deal back together.

Licensable vacation rentals are obviously in high demand and offers can become quite competitive, I don't have any formal statistics but I'd say a quality active or eligible vacation rental sells at least twice as fast as a non STR property, the majority within days..My best advice to investors shopping for a hot or high demand asset class is:- Prepare & Practice: Get your ducks (GO UO!) 

This entails being aware of the advantages it will offer to both parties as well as how it fits into their respective long-term company strategies.

Even if they are on mls so one is going to end up making an offer close to market value.

We sent one of those “love letters” through our agent and he sold to us for the same price as the other guys offer because he liked us.

Is there a typical amount that may be offered extra to help them out after I come to my price?

It is much more of a working-class market than Santa Fe, where historically the market has offered a wide range of housing, from entry level to luxury homes, most being in suburban style neighborhoods and large developments.