I feel awful for you man.

I feel more at ease losing this deal and finding my client a better option.

You could structure the deal with seller financing to bridge the gap.Possible offer structure:-Purchase Price: $170K - closer to actual value-Down Payment: Low or zero down to conserve cash-Interest Rate: 3%-5% - or better yet, 0% if the seller will agree-Monthly Payments: Interest-only or deferred until the sale-Balloon Payment: Full payoff in two years when you sellIf he wants $200K, you can still make an offer of:-$170K purchase price + $30K as a second lien due at closing-Seller carries $170K at a low interest rateHe would feel closer to his number, but you still keep within reasonable investment limits.2.

I feel this is going to be a recurring theme if I can get my model to work. 

Feel free to reach out with any accounting questions.

Your goal is to plant the idea in their mind and create a situation where selling to you feels like the easiest and most logical solution for them.If you haven’t already, the first step is to get pre-approved for a mortgage so you know what you could afford if you were to purchase the property conventionally.

They feel no obligation to you.

Feel free to reach out if you have any questions, happy to help!

If need help feel free to PM as I'm happy to share my experience.

It's my opinion that these guys feed on people that need direction, feed them a ton of feel good stories, and all of a sudden, you'll be successful, just like them.