The thing is I know that the owner died and the children out of state are the ones selling it(I spoke to the neighbors), so I know that the children will just sell it to someone else.

I've invested out of state, but not much.

Purchase price: $10,000 Cash invested: $6,000 The house belonged to a hoarder and we contracted a clean out and moved her to another state.

You can file annual reports as required in each state yourself and pay the fees.

Our contract actually states this, so no surprises to our clients.

The MLO could potentially offer seller concessions to help the buyer as well but it cannot be stated the buyer MUST use the seller’s firm for lending. 

The owner has moved to another state to be near family in her later years.

U can keep trying but as stated your best bet is a financial ( cash partner) and then you have to talk them into why they should give up a bunch of the deal to you.

My plan is to contact them in effort to get them to sell the property based on the assumption that they are out of state or possibly out of country and the property looks like it is in a fixable condition. 

Hi There, Many of my clients are foreigners (not Canadians but Europeans) who buy long-term rental in the states, I've been doing it for more than 20 years and specialized lenders for this scenario change every few years.Would you be comfortable sharing the terms you've been getting from those two companies?