Knocked on 15 doors random afternoon after feeling good about my workout. 1 out of those 15 called me 2 weeks later and its about to be my best deal ever!  

That way they have to work out the details.

Agree with everything here that's been said:  It never seems to work out.  

Keep in mind at this price point you will undoubtedly have to give seller credits for closing costs of 3 to 5% still good margin if the numbers work out..

If it doesn't work out, the contract expires in six months anyway.If you like a property, make an offer.

But math just doesn't work out for me with 20% down-payment. 

I would just first make sure your numbers are going to work out.

Well then if the auction does not work out, you can get it as an REO. 

I understand there may be a few hoops to jump through, but if the neighborhood supports it and the numbers workout, I would consider it.

What if things didnt work out at title can I get them both to sign general warranty deed to me and I record it...I know I will be responsible for all liens but how can I make sure that no other heirs are the sister is not telling me about?