During the time he held title he executed and recorded a Transfer on Death deed naming his two sons as the beneficiaries As Joint Tenants and his grand-daughter (child of one of the brothers) as the secondary beneficiary.

The faulty contract holder then quit claimed their interest back to the son because the son decided he’d like to own the property again.And for the grand finale:The mom passed away with no will.

I'm thinking about starting with 5 grand and see if he's interested, couldn't hurt to ask.

Cash to close, less than a grand.

A grand to review a contract?  

Pick at most 2 of the 3.In the grand scheme of things, owning a single property is pretty crummy - not enough profit to really make a difference, and just enough headache since you learn very slowly how to do it well.If you want to invest in getting good at property investing and building an advantage, go for it.  

In the grand scheme of things for your aggregate P&L (not just the property) you are probably ahead.

A hard money lender will finance the whole thing and you should only have to come out of pocket a couple grand to make it happen.

I saved over a grand with 3 contractors.

I would threaten to sue the seller under the equitable title doctrine and try to shake a few grand loose.