I am not sure if the sellers look favorably on all cash deal (in which case I could do $190k all cash) but otherwise $250k with 10% down homeopath loan is what I would say is my best and highest offer.I hope in this email, I have outlined my investing strategy and the way I think of the "numbers" and if this template is useful for you to bring me other deals that fit my "formula", I would be most grateful.

If they wouldn't be subject to a gift tax, could they just sell it and then write me a check for $85,000?

DO NOT BE AFRAID to outline high costs for rehabbing to current code -- complete new wiring, plumbing, 100% new drywall, ceilings and floors, windows and doors, kitchens and baths --- porches, landscape-- are not cheap.

true, but your asking for objective data to answer a subjective question.  

Right now, only lenders that make five or more loans annually are subject to licensure.

This subject is a loaded one but one I believe will help you based on what you are saying. 

Welcome Ramond,lease options,seller financing,subject-to deals are all really  great.

The existing loan terms may not be financially viable or profitable.Ex: Over encumbered property that the seller allows you to take over payment (or subject-to existing debt)

It's interesting that there is so many different opinions on this subject, lots of options to consider.

But, AZREIA has a lot of people who do Wholesale and they can guide you if they will.I stick to "Subject To" and Wraps because it is less risky, faster and has a greater return.