However, that means you are potentially letting the nephew present your offer versus doing it directly with the owner.

My present home has almost been paid off and is in an excellent location.

Now that the door is open I dont want to make the mistake of presenting with nothing to bring to the table just yet.

By the time X years have passed, the guideline specifying X years will itself likely have changed to be some number other than X (X-2 is what you hope for, but X+2 is also a possible change).So, instead, I'm simply going to suggest that you are at least a year out, and...Have your outlook or other digital calendar ping you annually on the date that the bk was completed (discharged etc), and dial for dollars annually asking your go-to lender what the current guideline is on that anniversary date following a chapter 7/13/whatever bk. 

I’m headed to BK court next week to petition the court to lift the automatic stay, thereby permitting me to resume/conclude foreclosure on a tax lien certificate in Maryland.The property is an investment for the owner, not a principal residence.It is a commercial brick shell & lot that is not presently producing income.

They have monthly meetings with 30 minutes of networking before the main presenter. 

If you have stabilized the damage, you can present the insurance carriers with these details in hopes they see the property has improved form a vacant fire damaged building.

As part of the Phase II, they can drill borings beside the tank (if it's not too close to the house or under power lines) to better understand if fuel is or was present in the surrounding soil, but they cannot test the soil under the tank itself.

@Michael HealyWe have a couple of similar tenants in a building we purchased in November ... despite providing 45-days notice that new leases would come with the new year.Depending upon the tenancy law in your jurisdiction, you may be able to include a clause in the lease whereby it automatically comes into effect if the tenancy continues into the next rental period (or month) following the presentation of the lease for signing.  

Don't forget that offers pass through the agent and lots of low-ball offers can be toss there or if presented, by the seller.