So make them an offer unseen that is so low ball that its like they are giving it to you.

The ball is in his court. 

What are the ball park numbers and discount?

@Isaac Frost Time of day matters but 30min should be a decent ball park.  

Just want to hear suggestions on what everyone would or could do to get the ball going?

Someone started the upgrades and never finished)ARV: $106kPotential Profit: 20k ishhttps://www.biggerpockets.com/calculators/shared/5...Deal 2Low Ball Offer: $38kMAO: $42kRehab Costs: 25k (confirmed by contractor)Potential Profit: 20k ishhttps://www.biggerpockets.com/calculators/shared/5...I have been conservative on my numbers for both properties, under estimated ARV and overestimating rehab costs.

Also, if the agent was on the ball he would have known precisely how far along the foreclosure was  and certainly when the sale date was going to occur since I'm sure there's at least a 30 day notice of the sale, particularly knowing the loan was in default already.

Though my lender will count 75% on a proforma for me if I have a professional assess what market rent is.Your D2I is in a good place so it may not be a factor at all.On the refi, I got through a curve ball myself when I got over 6 loans, My bank would no longer let me do refis on fully paid off homes, but would still allow me to finance new purchases, so I had to change my strategy...

Structural:  Roll a ball across the floor, run your hands across the walls, look for waves in the ceiling or roof, anything that tells you there may be some issues with how the house was built.  

I know that flipping house's can be very lucrative and I have a strong team of over 60 years in construction and remodeling behind me and willing to get the ball rolling.