There's a listing on Cimarron that currently has tenants and with a bit of negotiating might be able to get some positive cashflow.Also, are there any meetups coming up in this area?  

@Mike Edgar Perhaps this can be negotiation point if the purchase agreement was subject to financing (and the bank doesn't agree with the pricing therefore won't give you a loan)?  

Next we send another notice with a court date to appear before the judge in housing court where we will negotiate a deal with each tenant.  

@William Futch if it is a true private lender than it is whatever you can negotiate. 

It is after all "all negotiable"  A good dedicated agent IMHO is worth the 6%.  

If a property manager is going to negotiate, or offer to negotiate the rental of an interest in real estate, or promote the rental or leasing of real estate, he or she will need a broker's license.

You can then approach whoever placed the lean on the property for the details on that lien, and if they would negotiate a reduced payment on behalf of the owner. 

I am hoping to negotiate a bit on the price but I'm unsure of what I could offer him that he would actually go for that would also help me out. 

That being said, I have been able to use the numbers to explain the real value of a property and with some success negotiated a reasonable price.If you’re ever in the area and want to meetup let me know.  

Chances are that if the seller is FSBO you can negotiate with them using the caveat that you have no agent so they should decrease the price accordingly (if they priced in a buyers agent commission).