I'm not sure I understated the Washington state guidelines and I have a motivated seller in a foreclosure position wanting help.

You can look into websites like city-data.com, Zillow, Trulia, etc  and you’ll likely come up with the same conclusion.    

Option 1) Offer significantly higher with a conventional loan and hope they go for it over a cash offer.Option 2) Do a 203k loan (which I'm positive they will just ignore)Option 3) Hard money loan so we can play with the cash guys...?

Cozy is nice but they don’t have an app and they don’t syndicate to as many websites or give you a business website.

@Cameron Peters I look forward to this meeting, go to the website for location?

Otherwise, you’ll need to find a partner OR maybe you just aren’t in the right financial position to be making this purchase...

If it doesn't and the market turns, then you win even more because you were able to cash out, cash flow, and now are in a great position to buy. 

If you have a website, or even just a splash page that tells people why they should be calling you to sell their house, then you can point a targeted adwerx campaign right to it. 

, so I may peruse the IRS's website for clarification.

Obviously, 4 months is far short of 1 year, so I can now be more confident in my position.