How to buy a non performing mortgage?

Hi, any help i could get would be greatly appreciated. I’m the Representative for an estate and I’d like to buy the mortgage on a property for one of the heirs so she can keep it. The mortgage is not performing and there is a lis Pendens on the property already. I can pay about 60% of what is owed on the property. Does anyone know if lenders, specifically PHH, will sell an individual non performing loan, if that amount would normally satisfy them and who at the lender should I talk to about it?
I’ve considered a short sale to her but I’m wondering if the lender would object to a family member buying the property. She can afford about 70% of the appraised value of the property, in cash. There are repairs needed of about 10% of the appraised value to put it in top condition.
Thanks… :help