@Greg, Probably judicial foreclosure on deed of trust to secure assumption (usually of the spouse that got the house in the divorce gives the other a lien to ensure the mortgage gets paid). 

Our realtor feels that our need for 6% seller concessions may be why some sellers have not accepted our offer despite the fact that we’re offering a fair amount more than asking.

However, in NC if you want to get any sort of private money loan, you'll need to ensure: 1) The property is non-owner occupied and 2) It is owned by an LLC, or other entity.

I’m fairly new as well and trying to dive deep into everything before my first purchase.

Last, but not least I'd suggest speaking with a securities attorney in general on the investors' topic to ensure full compliance with the laws. 

The classic FICO credit score is produced from software developed by Fair Isaac Corporation and is available from the three major credit repositories.

I felt bad for him because he can’t afford going above the last price I mentioned in a fair market value, but I really can’t let go of this property if I can’t find something of equal value and interest rate.

Seems like a fair amount of red tape before you can build.

I wanted a 3-2-2, around 1800sf, single story, with a fairly flat driveway (i have a boat) or extra parking, some repairs are fine, and in my price range. 

Every situation will differ based on the investors expectations and value of their capital.I would say somewhere in the 7-10% range would be fair for both sides.A little more expensive than traditional funding and a little less expensive than HML.