Should I go ahead and buy the duplex (assuming the seller agrees to a price reduction) or this is way too risky to pursue.

She only needs about $2800 for inspection, appraisal, her earnest money deposit, and remaining closing costs not covered by HOC and the sellers credit of $1700.

I know..not much but better than $0 :)  I offered seller-financing with attractive terms but she just wants to cash out.I have been racking my brain on how to finance this. 

Ask for seller concession in the offer to cover the closing costs. 

I think this because I have more power when the seller calls me versus the other way around. 

Good Morning BP Members,I have a situation with a seller where at first I was the only party interested in purchasing his house.

My current goals are to continue to acquire cashflowing deals in my local market, build up experience and with continuing growth and confidence expand to the point where my family is financially free.First off this community is amazing and has been a huge motivator to change my view on my investments.

I've told my agent that I will pay commission but only on the REAL price I'm getting for the house -- the inflated sales price less the seller subsidy.

You can search for listings with "estate" in the Owner field to find estate properties with potentially motivated or disinterested sellers.

The owner is VERY motivated.