Recovery & Expansion phase Submarket trends ; emp growth, vacancy rates & more compared to National Average Marcusmillichap.comIrr.comThe milkenbest city report.comFrom my understanding:Fha loan non-recourseHUD loan non-recourse - longer process to close so may hinder financing contingencies but can get ball rolling .

Like many here, I'd really like to get the ball rolling and purchase my first deal.

do I even need to pick up the eviction ball?  

In addition to what @Paul Sandhu said, once you get over the preparation paralysis you appear to be stuck in, get on the horn with a real estate agent and get the balling rolling.

It sound's like you have the ball well and truly rolling, I do wish the best for your 6 month project ! 

That being said I don’t have a crystal ball so that is just speculation and take it with a grain of salt. :)

When someone sees a FSBO the buyer thinks the seller is saving a commission so they low-ball them.

@Sean Blomquist the purpose being the equity made in an offer lower than the appraised value, with the reason the seller sells to you being that you can close quickly, so for example you offer 80k on a home worth 100k and therefore won’t need much of a down payment if any for an investment loan, I’m aware an entire BRRRR would be more profitable but my market only has full gut rehabs at those price points, and I know little about construction so if possible that’s why I was interested in just low balling a retail sale?

I bought a land at Tax Sale Auction thinking I was buying a house for 18.5k, really soon after the Auction I was embarrass for my poor Due diligence, took me a while to overcome the feeling.Year and half later I took the decision to sell, and finally a buyer 11 months after law ball me and I accepted 18k, just to take my inicial investment, but this time title company told me Is a Labor Lien for 14.5k dated from 1985 (the land used to be City’s property).According to my math, if I decide to go through I’ll be loosing all my money, because I paid back taxes and current. 

If you're supposed to be getting monthly reports and they're dropping the ball that's no good.