The chances of you collecting if they don't have a w-2 job is not very good.  

I thanked them and offered well wishes.

Lacking sufficient funds for a 20% down payment, I am exploring lenders offering 90%-100% LTC to minimize my upfront investment.

For preferred jumbo investor lending programs check in with @Joseph Chiofalo to help with baseline structuring and a Pre Approval vs PreQual which has helped several of my luxury buyers win competitive offerings.

It's not our job to assess the potential longevity of a couple's relationship or whether one partner may file for divorce or leave the relationship within the next 12 months.

Itʻs been sitting in foreclosure for a few years and I wanted to ask some questions about it and maybe put in an offer.  

I then thought of the idea to offer they a fixed rate if they private lended me cash on a short term (5-10 year) period.

Is real estate agent her full-time job?

Actually, looked at a $2.5mm offering and they only had $800 of property taxes. 

For conventional financing, condos need to be 'warrantable' if the condo or HOA doesn't meet those guidelines it is 'non-warrantable' and there are alternative or Non-QM (non conventional) lenders that offer financing.