I want to approach him with an offer.

I've been approaching the listing agents (instead of using a buyer's agent) this time, with some success.I've been finding the listings off of sites like "Realtor.com" and then calling the listing agent.

I would wait until you get under contract, then establish the LLC and notify the necessary parties that the LLC will be the "buyer".If you did take your approach, I'd be certain to check with the appropriate state department to make sure the LLC isn't already taken.

Short sale of the pre-foreclosure is the approach to follow, as mentioned above.

Pretty confusing stuff.If you have a relationship with that lady why not approach her with your concerns?

The client reduced a lot of his business debt and was happy to close given two banks he approached denied the loan.2.

Someone has approached me about purchasing a vacant lot (residential) they own.

I live in a semi-rural area outside a medium-sized city, and I see a parcel for sale that would be great for a chain restaurant (a sit-down place). I have no interest or expertise in running or managing a restaurant,...

I do have each person on the lease.The type of tenant base this is however is that say a mother,son and daughter live there.Her sister approaches the mother and says let us move in and we will pay 250 towards the rent as we can't afford a place of our own.Upon our bi-weekly inspections we find that the sister and her 2 kids are there.Now you have 6 using the water etc.The reality with apartment buildings of this age and tenant base is that families consolidate to save costs.They might be renting an apartment elsewhere for 600.Job hours are cut and they move in with sis and pay 250 and save 350 a month.The extra usage of water is what I am concerned about.I do not condone extra people there but want to control extra water usage.

(as long as this is on the up and up) As I see it, Seller and Buyer agents receive their funds from the seller.Rusty - I have approached REO listing agents in the past.