This isn't cheap, but 15k today to save an extra 30k in taxes over the next couple of years could be very worth it!

It’s not worth much extra to have a 15-25 year life versus a 15 year life.

About to close on first property but it needs about $25K extra TLC.  

I asked him to do extra work, he asked for the payment, I paid, and now it was too much seems real flimsy to argue with a straight face.If you didn't keep track of what it was really costing, you are going to have a hard time proving you overpaid.

For example, if you are purchasing at $100k and getting a $80k loan (80% ltv), making the sales price $95k does not ADD and extra $5k to your pocket. 

The best advice is to try not to sell with a SCBN, but if you must to get the deal done, then the above would apply and takes extra planning. 

However, if it can be shown that it was sold to someone other than that, no commission is owed.In WA if the seller hires a second listing agent and it sells to someone who saw it through the first agent's advertising, they don't owe any extra commission.

Anyway, without a little more detail on why your credit isn't good, it's hard to push you in the right direction, and without some more detail on the condition of the foreclosure, recommendations are tough there too.If you've run the numbers though, and the buy is a slam dunk, grand slam, touchdown and extra point, you should be able to find hard money, but your rates will be exorbitant to cover for your borrowing history. 

Ensure you have an extra margin there if taxes and insur goes up.

We're able to rent out the main floor downstairs unit and it covers all of our mortgage plus a little extra.