In this business you need an agent that is motivated to help you.  

Then on the exit end of the deal, an investor pays $50k (net) for the house, spends $20k on repairs, and potentially profits (or holds equity) the remaining $30k (that also allows a margin for error in the rehab costs for bad estimates and/or surprises). 

Short sales also typically require a hardship which by the sounds of it is not applicable in your situation.Logically speaking what would be the banks motive to discount their note?

After you sell your current primary and use the tax free proceeds to pay off the remaining rentals use another exchange to buy yet a different rental that may make another great primary one day.  

There's no point when there are motivated sellers everywhere.

Stocks could correct anyday but the fundamentals with employment and housing remain strong.

It might be worth offering to take care of any remaining items in the house after they've cleared out the items of value they want from the house.  

The positive are the seller is motivated.  

Can I begin construction, while allowing them to remain there?

So i was thinking...there's a conventional loan program available to me that only requires 3% down, and I can finance the remaining 97% over 30-years @ 3.7%.Would it be crazy for me to pick up a property, and seller finance the property to one of these Hispanic buyers @ 20% down, financed 15-year @ 10%?