@Brent Coombs I'm still going back and forth with my bank.

You will also need to get a power of attorney to be able to deal with the bank.

The house is almost in foreclosure. it will be auctioned on June 5th. so i need to act swiftly.The owner owes 96k on the house, which is the Principal amount, but when i told her to call her bank for total loan payoff on the house. it was 105k.The house is ARV is worth 168k. doesn't need much repairs at all. about 5k repairs.do i have to factor in the total payoff, or just the pricipal owed on the house which is 96k?

It's a ~1050 sqft 3/1 SFH with an attached 800 sqft 1/1 ADU.

there are great OREO agents who get bank listings.. you get on their team and you can Fuggedabout wholesalers.. you get for real deals that close  LOL.. there seems to be some confusion that there are no agents that work in the distressed asset niche there are plenty you have to find them. and you are not going to wiggle your way into their good graces unless you have money and can close.Just like you guys talk about a great wholesaler just have to find a great agent who knows  his or her  craft.most of the guys I fund here in Portland get their stuff right off of MLS..  

Also, banks are more likely to write off loans in your city than other places. 

Basically we have a 450ft2 studio attached off the back of a traditional side by side duplex.

If your using financing the bank requires this.

(Note: Generally a cash buyer is trying to steal the property anyway)  Make them send you a Bank Letter showing their available funds BEFORE you let them in your house!

The only banks that I have talked to so far will only increase the available credit if you go through a Refinance process on the HELOC.