@Anson Young What happened to the lady and her surviving cats?

I think you would be buying for appreciation which looks good right now but is a major gamble.

I don't like gambling unless I already forced equity into the property.If you have some patience and are shopping for yourself I would avoid the MLS for deals in your area, they really aren't there anymore.

I was given a lead from a lady at work, I will be calling them as well as others to get a broader spectrum. 

Otherwise it would be a gamble.

Long story short.....I was a pizza delivery guy in an area where there were lots of bars with video gambling machines (illegal but not really enforced).I had NO desire to play them....I wanted to OWN that non-taxable (illegal) income stream!!!!   

Not because they are both gambling, but because the number one rule for both is the same..."

Now, that said, state law governs, so there may be some state that doesn't allow a property to be marketed or shown, but basically the deal isn't over until the heavy set lady sings at settlement!

Yesterday I had a lady contacting me saying she would take nothing less than half a million for a manufactured home that is currently renting for 1,100$.  

You can get yourself caught up in "equity stealing"You don't want to be in court defending a $10k assignment fee because you put a 20k offer on a little old ladies house then sold the contract for 30k.