Answer - Don't use this one.Recast the loan adding the repair total to the loan amount so it looks as follows:Loan Amount:  $15,460 (rounded up)Rate: 8.0%Am/Term: Plus 12 months (60 months for this loan again)P&I Pay: $314LTV: 77% (at $20k ARV - 62% at $25k)So, with the right kind of creativity, you can 'actually' create a real win-win and not just talk about it.  

I never ask any absurd numbers, my goal is to make a winning solution for both parties.

Price wins over thickness when installed.  

Win win for every one!

It's like gaining entry to the players club.

Being unconditional, if buyers need to secure financing they need to do this before the court date as well as any other appropriate due diligence.Where there are more than one party making offers on court day, each party is made aware and has the opportunity to change the offer which is then sealed and submitted with all other offers to the Master or Judge who then decides the winning bid.Having been through this process numerous times I can tell you that while there are deals to be had they quickly evaporate with multiple bidders and it is impossible to know if you'll have any competition until the day of court so the whole process can be a bit hit and miss but exciting none the less!

So banks will concentrate on their local players and lend to them..

I have some lower end Memphis stock I bought at tax sale and I offered it to a few BP players here and basically got offers at wholesale prices which is understandable .

IMO all you really need to do is sell her on you're here to help her get out of this terrible situation she is in and you have a win win scenario for her. 

Win win.