Or should I make this client to do a loan modification and then do it subject to?

I guess you could sell the land with a deed restriction (no residence on land) that would be "cleared" upon reconveyance, subject to obtaining a construction loan.

I find her to be very knowledgeable and thorough in the subject.

Expensive" is subjective and also a relative term.

You offer to take the property "subject to" the existing bank loan, and ask the seller to loan you some of his $25,000 equity by holding a note for $12,500 called a wrap or an AITD all inclusive trust deed.Then you borrow another $12,500 from a third party who you would give a note secured by a second mortgage on the property as security for the down payment money.

I've been reading about land trusts and it seems that they might be a better vehicle for buying homes that are mortgaged because they may not trigger the due-on-sale clause.If I wanted to buy a house subject to an existing mortgage, could I just make offers to sellers on the MLS or would most selling agents even present a sub2 offer to a seller?

You have to have full documentary income proofs and a subject property with equity in it or that you put equity into in order to borrow.

You put the property under contract for $500 subject to the existing tax lien.

When the Trustee(s) sell Real properties, it is subject to the approval of the court.

Because your subject says "Wholesaling for $256 an hour".