Most of the pages are for exclusions.

There is nothing that says you are "exclusive" in the "negotiation".

If in fact the seller did hire his/her agent via an Exclusive Right to Sell Listing Agreement, then the agent owes their fiduciary duty to the seller, their client, per that agreement and only has limited obligations to you, the customer, such as honesty and disclosing material facts.

An idea that I might try.Write a simple skinny contract of sale one for each propertyMake the contract subject to and contingent on third party assignment.Subject to lien and judgment report (you need to know what is in the chain of title)Get good comps, you need to know the estimate market valueNeed to determine the estimate potential equity Once you get a list of liens, attempt to negotiate a discount; write an option to purchase the liens at the negotiated discount.Negotiate with a local auction company to sell them at public auction; auction them all in one day.The auction should be a "reserve" sale, the reserve is UNDISCLOSED TO THE PUBLICThe terms of the auction; as is, all cash and subject to the approval of lien and judgment holders and record ownerUse banking days in your contract (gives you more time to close)Make certain you use an auctioneer who sells real estate regularly and has a god reputationQuestions to the auctions company; how often to you sell real estate, where would you advertise the sale (news papers, internet, radio, etc. for how long will you advertise, can you give me an advertising proposal, how much advertising cost will you charge me, how do you get paid 1. flat fee, a buyer's premium, seller commission, do you cooperate with agents, how soon can you have the auction, what size signs will you install (sign on the property should be large, maybe a banner on the buildings), how many directional signs will you install, what deposits would you recommend (too high of a deposit will discourage bidding), will you mail post cards to selected areas, will you hand deliver brochures to businesses in the area, will they be black and white or color, will you give me a list of all inquires receivedYour should preview the auction company's disclosures and contractsAuctioneer should disclose and announce at the sale that the sale is an assignment sale.Auction sales should be conducted in front of the house, inspection should be one hour befor the live All high bids should be taken (even if the price is way lower than expected, this gives you and opportunity to negotiate with all  in the chain of title

There's a list of exclusions for things like attorneys acting as an agent of the owner, the owners acting on their own behalf, resident managers in the building they manage, condo associations for themselves, etc. 

I built my buyers list almost exclusively from a Craigslist ghost ad, from BP, and local REIA meetings.

So basically I'm continuously interested in three things:- Available properties in Amsterdam- Investors to finance new projects- Customers looking for €2m+ exclusive homes in AmsterdamIf anyone's interested in doing business, don't hesitate to contact me.

I read a lot...blog posts, news paper articles.  

Why not just offer to PM the house for him for $150/mo plus any expenses (i.e newspaper ad for listings) and he has to pay for the repairs and he can do whatever capex amounts out of his own end? 

(They say it's pretty exclusive!)