I'm not an attorney so this is not a legal opinion, but I suspect if the IRS exercises it's right of redemption it steps into the shoes of the party who was the high bidder at the foreclosure sale. 

think wholesalers get a bad rep?  

I also have a real estate license I don't use from my first job out of college, but currently have a steady W-2.What would you do if you were in my shoes?

I reached out to Loan Depot today and gave the rep on the call some of my numbers.

Everyone's recommendation on here seems to be to find off-market deals.My question is: if I put myself in the shoes of a person who is willing to sell (your off-market owner), why would I sell it at a discount to you? 

One thought is to give her two options 1.) 400k and seller pays realtor commission at 2.5% (our agent agreed to do a dual rep for only 2.5% total) OR 2.) we pay 390k AND 2.5% commission.

I'm not sure how low yours is, but we likely won't get back to the sub 3 levels for a very long time.If I were in your shoes, I'd do everything I can to just save up for the next property without selling the first.

Asking thoughtful questions, such as those found in John Maxwell's book, Great Leaders Ask Great Questions, is an effective way to practice this skill.Another important aspect of listening to understand is being empathetic, which means putting yourself in the other person's shoes and trying to understand their feelings without judgment.

“The CFPB is perhaps the single most powerful and least accountable federal agency in all of Washington and demands rigorous oversight,” said Rep.

If you are just an owner's rep to the actual PM, that would help you learn a lot.