Also remember to think ahead and plan for the future if you plan on buying more rentals. 

That was a bit of a head scratcher for me because I am not an attorney. 

If it's too large, I may not go ahead with this as I deem my chances to be 50/50Thanks

It also involved a lot of coordination for getting everything we needed ahead of time and scheduling electrical and plumbing work that I needed help with.

You should put together a financial overview of all of your assets (liquid and property + business, cars, etc.) and approach a couple of these lenders in this post:http://www.biggerpockets.com/hardmoneylenders/oregonIt would be wise to get together a Personal Financial Statement with all supporting documents (bank statements, notes, FF&E, etc) ahead of time before approaching any more lenders.

Perhaps even so far as a place where your over reaction to the risk is par for the course with all other one or none bidders.To be clear, if that is the case, where you find yourself consistently being out bid, the underlying problem is not the vehicle by which the loans are found for sale the problem is your default idea of the risk is causing too steep of a discount.  

Don't be lazy taking short cuts thinking you can wheel and deal like some used car dealer, RE is not a used vehicle, it is not just a widget.

If I apply the cash flow on each of these as I did the first, then they should all be paid off about 16 years ahead of schedule. 

If I sell I can go ahead and dive into that and keep the equity.  

She owes $40,000 on a HELOC on her primary residence and about $15,000 on a vehicle.