Thanks! our LO worked up the numbers so that we could keep our payments below $1400 a month.  We are offering $115k with 6% sellers assist.  Not sure how well this will go over with the sellers but it is in forclosure and I don't think there has been any other interest due to the high taxes.  We did find out that if the home doesn't sell traditionally by 10/19 it is contracted to go up for auction.  I doubt they will get a higher offer at an auction but who knows.....I guess we just wait at this point.