@Robert TuckerHow are private loans normally structured?

I normally don't weigh in on introduction threads, but I thought of something you might want to consider.

Bank financing is normally ready in 30 days, but it takes roughly another 30 days to get the city to stamp off all the other documentation.

So the normal calculation is Appraised value * 70/80% - existing mortgage/leins = HELOC amount.

We don't normally talk about a borrowers success and profitability, but we absolutely need our borrowers to be successful and profitable.

If that approach does not work, I am not sure if I can pursue a normal foreclosure procedure with notifications to heirs or need to do something different. 

The home is a little smaller than I normally purchase but at this price point the up side is huge.

On top of that, there are tons of safety features that likely need to be added to a normal house.

Your deposit is normally non-refundable.It is ALWAYS suggested to get your financing in order BEFORE you make an offer. 

At that income, she would normally be looking in the $2000-$2500 rangeAssume, btw, this person in her 40's -- the minimum to be getting a military retirement (although could be a disability payment, for a younger person).