Unfortunately,  John Thedford has made it hard to actually have a decent dialogue regarding analysis if the actual deal.

I think it's doable in your circumstances and this would be a good first step.

Coordinating with others is difficult enough in the best of circumstances, and you have already identified this person to go back on their word.Congrats on your first buy, I suggest spending time fine tuning that one while searching and saving for the next option.

Thank you for your service and sorry for your circumstances.

Unfortunately, they pay next to nothing to the local guy, so he/she has to find a way to make more money off your listing.

In that market, $45K isn't much of a bankroll, unfortunately. 

And, the risk is less because your HELOC funds are made whole on the refinance, and in the event of unforeseen circumstances where you need cash for maintenance, etc., you have the HELOC funds as reserves to fall back on.  

Unfortunately, the prospects of buying it at a discount aren't great. 

Doesn't work for everyone but might work in the right circumstances. 

Hey Account Closed - as said earlier, unfortunately the tax assessed value isn't too relevant in determining a selling price or value of the property.If it's a single-family, the most important thing is to look at comps.