And I have only seen one exchange where a client of mine brought cash to the table.

@Nina Ibrahimbegovic I had a weird situation like this last year with a client.

Does anybody know any good real estate agents/realtors that are investor friendly and would be willing to take on a newbie client??

So, if the client chooses to redeem, he will have to pay me the $8,900, which is the original amount of the back due taxes, right?

But I think he's pushing most of his investor clients out of state these days.

Part of that is because appreciation is not a guarantee and could change at any time, even to the point where your value is actually depreciating if the market turns in your area, or in the nation as a whole.When I'm working with clients and doing financial planning with them (I'm a CFP® by day), I will always suggest running the analysis out to age 100 because while people are living longer and longer, the chances of someone living to 100 are still relatively low.

I just had a client close on a very nice 3 unit in Berwyn, IL using an FHA 203k streamline loan.

How a company deals with a light appraisal will be pretty case-by-case, of course, but if it's just slightly light (like $1000 or so) I'd think that closing a deal with a satisfied client would be worth more than that $1000 to most providers.

It's in Yolo County and basically my client is just finishing his own subdivision plan from 1920 or something (the subdivision he's completing is literally across the street from his primary residence).   

You should get professional help from a cpa, attorney, financial  advisor, real estate agent, etc  We help many clients in the northwest with the options and strategies that the self directed qualified plans can provide but usually they have a professional join the call that can help them make decisions that fit their particular situation and goals.