I have seen them reject an offer, then 30 days later drop the price below the rejected offer.

whenever you start 'playing' with the numbers to 'try' to make it work, you'll always end up losing sorry for not reading the rest of the post, I just want to tell you what I think about the first 2 paragraphs.Edit: Jon below me brought up a wonderful point!

I've kept the cost to below 10k, and with a raise in rent of $300.00 per month, this will be paid off in less than 3 years!

Buy at around 10-15% below.

on the page it list the county vs the persons name then a list below of the owners name which i assume is who they have loans on the house with these are foreclosure-tx if that makes any difference..so my main question is there anything i can do about getting in a postion to maybe buy the house if i wanted

How can you take advantage of what you work so hard for so the people below you wouldn't be on the same playing field as you are on?

I do the best I can to filter them out over the phone but I don’t want to miss an opportunity either.

Now is not the "best time" to sell for you, but as Jon mentioned, your ROI is around 4% and that is a loser (below inflation).

I might as well take it out in full as planned.Don't think I can switch my inher IRA to a Roth IRA without having to pay the taxes.I'm not that concerned about earning income on a tax deferred basis (IRA, 401k, etc.) would rather earn income and pay the taxes as I go. they'll be lower now then they will in 3,5, or 10 years.

If they counter back a lot less, keep the countering going until you meet in the middle and below your cap of course.