The seller signed a contract that MIGHT have said “if anyone that looked at the house while we have this contract ends up buying your home you owe me a commission.”  

What I have found is if you go directly to owners and talk about their needs you can often fit them within your buy box.

The company only buys nice, newer homes5.

Buy-and-hold investors should explore opportunities in these locations. 

I want to use the equity from the house to buy more real estate, but most lenders require my name to be on the title to prove ownership.

Tell them you're a cash buyer looking to buy properties and that you want to connect with wholesalers.

If so, you could buy rental properties and utilize cost segregation to reduce your current tax bill.

I'd love to jump on a call with you and narrow down your buy box!

Neither of us live there and I can’t buy him out right now.

It costs so much to sell a property and buy another one, and is such a hassle, that if I were in this situation I'd strongly consider just paying the special assessment and keeping a property that's otherwise great.