If that is the case, this is quite common and yes, you should make the offer contingent upon your physical inspection of interior and purchase should be subject to you obtaining possession at close of escrow, i.e. seller to deliver property vacant.With REO properties, you always have a better chance going direct to the selling agent.

As soon as I ask them to have their "friend that does" contact me in person so I can perform due diligence on them, they go silent.I have personally found the experienced flippers I lend to tend to want to obtain 100% financing from a private lender like me.  

So David, do I just contact an appraiser to obtain the list?

Source and Seasoning the Down Payment: Conventional lenders (for the most part) will require that you verify, that, for AT LEAST 60 days, you have had: either the funds in your account OR you have earned (maybe a bonus at work, business profits, ect) or are entitled to funds (retirement savings account, inheritance, award prizes, proceeds from the sale of an assett, ect) and can prove where you obtained those funds from to show they are not a new debt or ineligible funds (funds that can't be sources or borrower funds).As to the LTV/CLTV: you will not be able to have the agreement between you and your fathers friend recorded against the property at time of closing, because of the CLTV restrictions, you can borrower 60% from conventional financing and get a 15% 2nd mortgage from your fathers friend, but, this would not normally make sense to do since the 1st mortgage is willing to go to 75% anyway.

How do I obtain a contact and enough money for her to move into here new home and fix it up 

If the notice cannot be hand delivered and a written acknowledgment obtained by the receiving party, it should be mailed by certified or registered mail to guarantee its receipt (KRS 383.560).This is a copy paste, not my writing.

For those who have only taken out loans at the bank, the process of obtaining hard money commercial loans can be quite a different experience.

I am sure I can obtain a lot more information by going there in person.

My clients are national insurance brokers who obtain their business from insurance agents.

I am in the process of obtaining rent rolls, expenses, etc. to get an idea of how the portfolio is performing.