I will use an attorney, but how do I do this?

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I was presented with what appears to be a great deal for me, but I have never worked a deal like this one and could use some help. I have mostly dealt with REO or easy deals where the owner has more equity. This time, the landlord is tired of dealing with it and wants it gone. He owes less than market value but is willing to let it go to me for less than he owes. The problem is he does not have the difference right away. He is willing to offer seller financing but my concern is he won't ever come up with the difference. I also do not want it as a rental and plan to flip it. Suggestions? I am tired so maybe I am just over looking the simple solution....