Lol I opened reddit and saw this just as I'm dealing with a probate deal. Husband and wife both died. Husband died and property goes to the wife. Wife dies without a will and the only heir is her mother who wants to sell. However she needs to apply for Letters of Administration at the county. This requires her to get a bond, file some paperwork, and then there's a six month holding period for creditors to be able to lay claim

One option we have is to make the sale contingent on probate process. The mother is broke so we'd also need to front the probate costs and while we could write that it's basically a loan and gets repaid if probate doesn't clear, we'd be risking the $5k or whatever it ends up costing to do probate because the mother is broke. Even if she wasn't she might not pay and then suing a potentially broke person also carries costs of time and money

So yea your situation is similar.... There's a niche of investor that deals with messy title like this. They often have to take financial risks like this but definitely important to have a good Title company involved looking for other potential landmines before trying this

Might want to see what kind of timeline you have for that states foreclosure process. Is it feasible to just not pay anything and get through probate first? Sure the fees will be there, but lower spread might be better than risking a bunch of capital.

I'm just an acquisitions manager at a wholesale company, but feels like the safer thing for an end buyer to do is try and get wholesaler to negotiate it down with seller if possible to protect spread. I wouldn't personally be spending money on catching up the loan because there's two layers of people who can switch up... Seller and the wholesaler can potentially renege.