5x is a bit much to assume.Did your PMC pull credit on cosigner to figure out their debt load?

The tax debt was about $7k on the property. 

Tell buyer, 1) I don’t have funds required to close. 2) you can raise your offer to the amount needed to pay off both debts or walk away. 3) it’s going to auction in 2 months.

An LLC creates a legal separation between you and the property, so if something goes wrong—like a lawsuit or debts related to the property—your personal savings, home, and other assets are shielded.

You take possession in 6 months.  

This is even true for student debt.I recommend the old-school, proven technique of paying off all debt.

Is the 5 property ceiling (estimate, of course) because of debt to income ratio?

@Muhammad KashifMost debt funds are equity only as they don’t take on leverage and are “cash only” when they acquire / lend on assets

Maybe they know the owners or were able to get the owners to let them see the inside.The process would be significantly improved if there was an expiration time for the owners to become current on the tax debt. 

You should refinance your long term debt into a DSCR loan and then do a heloc on your property.