Many times we would contribute some of the buyer's premium in order to hit the seller's number.

Ways to find cash buyers, probate listings, absentee home owners and that sort of thing, possibly expired listings and such?

A lot of people think it's a rule that sellers or listing agents offer 3% to buyer's agents.

I realized that getting sellers means nothing if you don't understand what your potential buyers are looking for.

Some precautions to consider:- Make sure the person who is the borrower of the underlying bank mortgage fully understands the implications  of a wrap, as well as the buyer- Consider a 5 or 10yr balloon note (vs. 30yr fixed) if you are worried that the seller may have 2nd thoughts down the road- Buyers should need to bring a significant down payment to the deal so that they have skin in the game- If your state allows a Deed of Trust for the wrap note, I suggest using that document (vs. a Mortgage) as it will put a lien on the house allow the Seller to pursue a non-judicial foreclosure if the buyer does not perform.- The home insurance after the sale (the new owner is the "insured") should retain the name of the previous owner(payor of the bank note) on the insurance as "additional insured" so as to not set off any alarms with the bank.- Use a 3rd party loan servicing company to collect all mortgage and escrow payments and make all appropriate payments to the bank lender as well as seller finance lender.   

Sounds like they probably accepted the other offer as they’d likely forward the signed acceptance to the buyer.

Buyers will find it very difficult to finance. 

Easiest case is to find the best buyer for the highest and best use.

,Here is the text from some prior posts I did that will give you lot of basic info:When deciding on a property here are some things to look for from an Insurance prospective:1.Any in-ground tanks (active or inactive)2.Any Knob & Tube or Aluminum Wiring3.If built before 1978, does the building have Lead Safe certifications4.Any wood stoves or secondary heating units.

Is the Sale Price the number I would pitch to an end buyer and minus the repair costs from that number?