I wouldn't trust anything the seller says is the "lowest" they can go.  

Sent out yellow letters. Had someone call to sell their land. It was assessed through the tax assessors at 13,000. She said someone called and offered 2300. It’s an acre of undeveloped land off the highway. What do I ...

Who the buyer is has no bearing on seller financials, value, or the net the bank has agreed to accept. 

Do some research and find out the best areas to invest in, areas that are currently going through gentrification or areas that are a seller's market. 

@Andrew Michael Thanks Andrew, I work for a reputable wholesaling company in Baltimore and have met plenty of wholesale business owners since I've been working here so I've built a good sized sellers list so far and i'll be looking to add more (also from calling local wholesalers and asking them to add us to their buyers list). 

hard money or private money or seller financing is going to be probably your only options. 

The problem I have is understanding the psychology of the seller (in pretax sale foreclosure )....

Garbage service is included with the taxes.Mortgage would be required and the seller is open to holding a small portion of the note.Similar properties in the area or even duplexes have sold for $390k to $450k..If any other info needed, just let me know.

should i be as upfront as possible with both buyers of my primary home and sellers of my next home begging and pleading to close as soon as possible to each other so i can avoid being homeless and renting with a preggo wife lol?  

You should wait considering the fact that it has been 2 months now and seller might not be happy about delays, and your current lender are the best shot to close this sooner.