First, get an experienced lawyer lined up to use and ask him what contingencies you should have.

We have consulted with real estate lawyers and they basically just tell us you guys need to create your own terms and how you want to proceed. my thought is, 100k down while waiting for loan to assume, and seller financing and living there until that moment, and covering the rest of the funds at the closing table.

Most lawyers are extremely risk averse. 

That seems like a bad thing for investors, but it actually creates a lot of opportunities AND makes it much less like the foreclosure lawsuit will be attached on constitutional grounds and run up huge legal fees while your lawyer fights those issues. 

-"notice of assessment lien"  I think this is for not paying the HOA (He claims he did pay the HOA) about 3k-"transcript of judgement"  It looks like he owes a credit union 16kFor what it is worth, he has hired a lawyer to try to get out of his debts.Are the following assumptions correct?

Tenant had a notice to vacate after 4 day grace period and lawyer submitted eviction to court last week (they are only late for July).

Talk to a lawyer.

First, it seems weird and possibly illegal for people at the county level to threaten to remove a state licensed contractors license and threaten it over 6k. honestly I would take 1k from the possible 6k in question and hire a lawyer.

I have reached out to multiple lawyers in South Carolina looking for workarounds but no creative ideas have emerged.

I'm unfamiliar with these tactics, it would be helpful to know if there's any avenue there or otherwise any options I'm not aware of.I know the bank and my lawyer will have their own answers to these questions, but I'm looking for ideas in general.