Anyone want to lend a hand and fill me in on the buyer’s agent/firm for a recently completed sale in Philly?

The big difference would be, with $20MM of cash in hand you will have people fighting for your attention and you will get more deals sent your way quicker than if everyone thought you were a tire-kicker.

Ive seen a handful of homes that look in great shape and assume maybe the seller just found themselves in a bad financial situation and can not keep the home.

They don't change hands very often, and as you said, they frequently do it off market.

I would pick a handful of this investors properties with the newest roof, hvac, water heater and then have the investor refinance 40% of the home's current value to a bank lendor. 

Hi Gary Sweeney,Are you purchase the bank-owned property own or to the hand of a broker or agent?

Whether they did or didn't doesn't really matter; they should have a certain amount of funds on hand to cover the unpaid costs.

The 3 plex she bought for $110K in 1980 sold for over $850K in 2006, 25 years later, and just that alone was more than the cash on hand when she started when she retired.

Numbers ran, cash in hand, offer out the door same day.

You can use a letter of intent to lay down the initial structure to hand to an attorney, but if you don't know, then just go straight to the attorney.