I am a private investor Robert. I would make you an all cash offer in as is condition with no contingencies. I would work with whatever lending institution you are comfortable with as far as the transaction goes. I believe in using title agencies like first american as the fiduciary. There are way to many scams on the Internet to do business without protections. You can find me posting at my very own site at dubya dubya dubya .magicbullets.com and will see I am very accountable and trustworthy. Now tell me more about your property my friend. I can be reached by private message through the forum at the above site. Thank you. Dan Auito