In the end we decided to wait until probate closed to do the deal. 

I mentioned above that it is a home loan and not construction loan.

Offline includes doing yellow letters, post cards, bandit signs, news paper ads, etc.There's an abundance of material on BP regarding all the methods I've mentioned, so just type in the search box which method you'd like to learn more about and learn that method really well before trying other forms of marketing. 

Not to mention, in most markets across the country, finding a house for $60K is unheard of.  

Try to offer them cash so they don't have to wait for financing?  

Not every deal is for every investor, but every deal has an investor out there waiting....it just a matter finding him/her.Congratulations Kirk!  

@Bernard Castillo,Tax liens are probably mentioned, more or less in-passing.

If you can only afford to send out 1 round of mailers then itd be best to wait until you can do it at least 3 consecutive months (the pros recommend 6+).  

This house was built in 1908, so I'm almost sure it has an oil tank.I was also wondering if I should mention to the realtor that I am looking for an investment, as in fix and flip, or should I just say that I am looking to buy a home?

This will help you figure out the unknowns you mentioned here:"I think any of the 3 options would qualify my wife to contribute to our Solo 401K?