I am happy to talk through your specific situation and answer anything in more detail to the best of my ability.

As a bystander, you are limited in your ability to influence the outcome.

They came back with a bill and penalties and my CPA said sorry that must have slipped through! 

I'm staking my future ability to eat on living and working in Memphis, which I why I request substantive data when presenting a "run like the wind" from wherever it is claim. 

@Sean Walker Here's an interesting BP thread on the topic. https://www.biggerpockets.com/forums/311/topics/18...The bank issue might have to do more with credit rating of the loan and the ability of the bank to package your loan w others to sell.

After all is fixed and you show a bill fo 10k you get the remaining 2k.The adjustment should be a line item adjustment showing, material, labor, profit, and overhead.  

The ability to close quickly is always an incentive for the seller and often times, a necessity with distressed properties (i.e. tax sales, sheriff sales, foreclosures, etc.).

I liked the ability to walk through beforehand, have a general sort of inspection, and get the property with the owners already evicted.

It will be based on your FICO, ability to pay, DTI, and they'll order an appraisal.

I'm inclined to think that postcards / yellow letters may get brushed aside, so something that looks like a bill or an official notice may do the trick, possibly with a more formal message inside?