I have under the table work that pays great, but it is more less temporary.

My question is, with everyone taking a loss, the title company has reduced their fees, the RE has reduced their commission, and the seller will walk away with no money, how do I prevent getting to the closing table and someone (Either the bank or the other lien holder) deciding they do not want to remove the lien or take a loss.

Just thought I would bring another option to the table.  

Choose them wisely, I have heard horror stories of them not coming to the table at settlement... 

99% of the time it is paid off at the closing table of the sale of the property (post rehab) or at the refinance (after you have a renter). 

Many of the smaller assets (5-30) are small operators who have not raised their rents to market and are leaving a lot of rent on the table. 

Exterior accents are new windows, roof, and determined from sellers age and latest repairs it needs $150,000 of work. 

Let us know if they come to closing table and you just got spooked. 

You’re not incredibly liquid right now but what about your credit, how much time do you have to find a deal, are there any skills you could bring to the table for a rehab or raising money?

The feedback I usually get is that buyers wanted to assume the loan but the process was lengthy and complicated, and buyers eventually moved on leaving the seller with no equity and option to sell other than writing a fat check at the closing table since they had to continue to lower their price.