Any suggestions, other than CASH?!

I read a couple links online that suggested the bank would consider an offer including closing costs. 

Obiously it would depend on the sellers comfort, but from your experience what would you suggest?

And actually it's not really any more work for you and your parents than what you were suggesting prior to that.

Definitely recommend that book if you're going the REA route.As far as what else you can do now, I would suggest looking into wholesaling.

If that suggests moving, sell your current house, purchase another, and either put 20% down and use the extra proceeds to purchase a rental property or keep a low LTV on it, take out a HELOC and use those proceeds to purchase a rental.  

My analysis suggests your Offer shouldn't be any more than $101k.Because you DO have a good deposit, check with Asset-based (commercial loan?)

Looking forward to suggestions from the BP community.  

Home up for auction in a great neighborhood, suggestions on how to obtain it with a hard money lender or cash buyers?

LTB stands with the tenant because the lawn/snow clause is void, and the discounted rent stays because you can't just jack up their rent because you found out your void clause is void.