Start making low offers with 3 day windows.  

I think I need to write my purchase contract to the trustees to see if they'd consider my offer as this is what the sister as the beneficiary and executor would like.

offer a fair market price that you are happy with and then in the contract say you will pay X amount additionally over 5-10 years to equal the amount they actually want? 

Michelle - My property management companies offers oversight of a larger project/renovation for 10%.

I have seen they have been pushing RentRedi a lot on the podcasts lately and I fell victim to their marketing tactics and checked them out.They seem to have fairly reasonable plans ($9/month for year plan) and offer a variety of features but I am still confused why someone would pay for property management software when there are so many free alternatives out there. 

Recently, I've encountered startups and companies offering quick EMD financing at high interest rates (around 3-5% per month).

I got 3 offered last week of $115k $120k and $130k and $120k and $130k just pulled it offered out yesterday at 8pm.

Sometimes just the mere filing of arbitration gets you a good settlement offer, because they're scared of risking the dice with arbitration. 

But the real value a 1031 intermediary brings goes way beyond simple document prep which is what the lower cost internet sources offer. 

Off market - seller wanted a cash offer How did you finance this deal?