Also, how much money do you think you'll lose if you pay their price of $98k?

The one deal I got will profit me enough to pay for the application for 2 years.

They generally pay upfront and come weekly to pick up. 

What do you pay for property management and how many units?

This year she ghosted me after paying her!

Mortgage payment is 867 but I pay 1k a month on that and 500 on utilities so my total burden is 2100 with tax during the seven months it’s a vacation rental it does 3-4k which means that I’m breaking even year round as it is. 

Patience and precision in your pricing strategy will pay off.Active inventory has increased by a substantial 37.75%, providing more choices for buyers.

You can offer to lend the seller money to stop the foreclosures. 7 or do a lease with an option to buy - making up the back payments that would be considered you advance lease payment.Always look at the property if you have intentions of bidding at the auction (this can be tricky because you need to do that with the owner's permission - do try to build a rapport with seller  - also look at the foreclosure suit to find out what the bank is looking for and if there is a second mortgage or other liens.At the court house steps when the auction take place you need to be well prepared with your certified funds but more importantly you need to know the fast sale value of the property - you don't want to pay retail.Get to know your competition - there will be professionals at the foreclosure auction looking to capture some serious equity.

Also, to clarify an LLC shields the assets within that LLC from inside and outside liability, whereas an umbrella policy only pays damages once you've already been (personally) found liable (if you have the investment property in your personal name). 

Stuffed the profit in my pocket :) Sometimes I dont even pay the credit card off if I have another deal in the pipeline since I am not paying interest on the money.