For Example: They are carrying about 300k of loans that they took out over the last few years, property is worth around 750k to me, so I proposed making their payments on their existing loans then making a separate loan payment to them for the difference at say 5.5% interest with the option for either party to request a balloon payoff at the 2 year mark (when I could reasonably expect to be able to qualify for a re-fi on the property as an established landlord), or we could continue on if all parties are happy with the arrangement.  

I recently put an application in with a mortgage broker and they said they are confident they can arrange finaincing but are going to charge 4 points worth of fees, which I find to be extremely high.

And doing so brings liability, even if the private note was in default, it is in connection with an installment sale arrangement, the buyer walks and the deal is off, the property is returned in lieu of full payment, even in Texas so it becomes an issue of breach of contract more than any credit issue.

While arranging and setting up a trust shows some rudimentary estate planning, it certainly doesn't eliminate anyone from being or becoming a motivated seller.

You may, however, arrange to meet with the tenant of record now, address the issue at hand, and talk with them about a move-out plan... anything is negotiable.

The fact they were upfront about the arrangement is a good sign to me.

Chris knew the seller was under a deadline due to arrangements made with the homeowner of the property and told the seller that the closing could happen in 2 weeks.

PTN has no standing in CA as courts have ruled that you don't have to be in possession of an original note to foreclose via trustee's sale. 90 days of Notice of Default and 3 weeks of trustee's sale publishing and the property is being offered at the courthouse stops. 4 months to recover collateral or be paid for it if you are the lender. 4 months to arrange payment or pay off the senior lien, or lose your investment if you are a trustee sale buyer.

If I can't get enough time the first time round (playing the uninterested party when others are looking at the same property), I'll come back later to view again, and try to arrange to have no one else seeing it, or do it at a weird time.Size it up, get to know what to expect and what to not expect!

The only thing on your list where I could see a problem is if you have a set time they need to be there and you set the appointment, they may already have meetings (ie your example of having someone there from noon-4 to accept a delivery-ask them to arrange a time that works).