I wouldn't sweat it- he obviously isn't motivated.

So far a great read - motivational, vital info, and a must read. 

We've exchanged a few emails and he sounds like a very motivated seller.

I've usually made promises to the seller about vacancy and tenants and time frames so it's important to me to remain in control.  

Hey biggerpockets, I finally bought my first list to market to motivated sellers, I am mailing only to out of state absentee owners with 60-100 percent equity who own property within 10 miles of my town.

Katherine, instead of waiting for "available properties" that everyone and their brother and all the real estate investors in NH are looking at, why not do your own marketing for motivated sellers? 

I understand the motivation is to allow the state to have time to attach these funds should there be any type of claim the state can make (i.e., unpaid child support). 

Most motivated sellers are not going to want to market their property or pay a realtor to market it.

That limit remains in place for 6 months.After 6 months, if you refinance a cash purchase, you only need to live with the appraised value limit.Here is how this worked for my most recent purchase:$77,000 purchase ($67,000 from HELOC, $10,000 of my cash)$13,000 in rehab costsTotal of $90,000Appraised for $108,000.Getting a loan for $77,000, 28% equity.  

If you do get him talking about the duplex then dig deeper and deeper with open ended questions until you can find a true motivation to sell.