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Not because I want to get away with anything shady, but because the seller doesn’t know what needs to happen and I need to be the one who ushers this deal to the closing table.

Again, this has just been my experience, but it seems as if you are 'leaving somethings on the table' by not exploiting the benefits of leveraging your investments. 

Check with your regional banks to see what their construction and stabilized loan terms are and how much cash you'll need to bring to the table 4.

People often talk about the resources that you bring to the table as an investor being time, money, and skills.

Buying the note before it goes to the auction would seem like a good way to get the property back for flip or rental, rather than being on the other side of the table as a bidder. 

Long story short - I am positive that owner will sell it if there is offer on the table. 

They can do their laundry.A dining room table is a waste of space. 

While STRs might be off the table if your city prohibits them, MTR could potentially produce about 2x long term rents with the right property.

The short term shop website has tables for emerald coast (and some other markets) that depicts what I describe.