Proposed sales price: $300,0002 units are 2 bd 1 bathmain floor units are 1 bed, same square footage, just larger kitchen and living roomsLeases are month-to-month and $850 each for all 3 units currently rented. $2550  total monthlyTaxes were $2k last yearOwner has owned for 2.5 years and is moving out of state, was living in the now empty unit.Purchase would be owner occupied either FHA or conventional.

Just need to have it contracted 10 days before sale usually.

The house is semi-for sale so buying it is an option but of course she still has nowhere to go.

Search for due-on-sale clauses for deeper discussion on that strategy.

It is an estate sale so I am not sure if they are just taking advantage of the situation or if this is typica behavior. 

I don't have a hard time with it -came natural to me coming out of a sales background.

I don't go after short sales.

Land trust grants cannot trigger a due on sale clause under the law.I recommend talking to a good attorney and title company who are investor friendly. 

I am still cautiously optimistic about the Chicago market, but you do have to underwrite for property taxes to go up substantially in the year post sale.

Put a property under contract with a purchase and sale agreement.