Oh, and when we first started short sales we were coming off of a failed business and bankruptcy. 

Fail forward, fail fast.

And it doesn't matter if a buyer is willing to pay more if he can't secure the financing because the lender won't go that high.If all that fails, move on to someone more grounded in reality.

How about:I'm not buying your house, I'll try to get someone else to, if I fail, please and, you agree to forgive me for trying!

The buyer might also have been made aware of the property from another source but just failed to tell you. 

IE that they are still on the hook for the loan and if your student fails to pay on the first they are liable or it will trash their credit.Also how do you prepare your students if the loan is called when or if the alienation clause is envoked...

@David Dachtera - many thanks for the reply and the information regarding the liens and deeds.However, I'm looking to buy a list from a  list provider so that I can send out Direct mail to owners of property who have failed to pay their taxes on said properties, and am not (at this point) looking to buy Deeds or Liens.If I ask for a list of Tax Delinquent properties for my county, I'll be provided with a list encompassing every property type, every zip, every financial situation (high equity, no equity at all etc), and everything from condo'a to townhouses, SFR's to Multi family.I'd like to understand what criteria I need to specify to the list provider, so that the list he sends me, is targeted and not just a blanket list covering all the above.I don't even know if this is possible . . . . !

If something major comes up, I still have reserves so the business doesn't fail.  

As soon as you buy the place, 1 refrigerator, a microwave and some system will fail.  

Hello Family,While actively pursuing real estate investing and working towards the goal of flipping my first house by the end of the year, I took and FAILED the real estate exam in October and have hit sort of a "pity party" phase.