However, HUD will allow for a reduction in the offer if a problem that's unknown now crops up after the offer has been accepted - I know several people (including my mother) that got some money off their HUD deal.

I’ve been told by many local banks and credit unions that they will not do the deal.

I'm based out of Tampa but do deals all over the state of Florida.

You know this but how you negotiate the deal is listening to your seller and seeing where you can take the price. 

I know I for one would be snooping around .. being a CA tax sale investor since the 60s we are used to tax sales and the finality of it.. but once bid for assets came into the picture an everything went all around the world literally.. the deals are just not what they used to be..

My HM lender does 0-5% down depending on deal.

Cloud, MN as it's close to where I'm currently living, as well as being close to a popular state university.

If you ever have clients or come across investment opportunities where a hard money loan could help close the deal, feel free to reach out.

I believe I can demonstrate that the property was originally used as a two-unit dwelling, which could strengthen my case.I want to ensure this deal is still viable and that securing the proper permits is realistic, as my financial projections are based on this being a multifamily property.

I’m assuming the person flipping would probably have to have an extremely great deal or partner with someone who’s done this before?