The loan is listed on the HUD and they provide lender's title insurance.   

I may be able to provide you with some information.What type of investments are you looking for?

We're exploring creative ways to provide him with the cash needed for the down payment while avoiding triggering a taxable event.One strategy we're considering is purchasing his future primary residence ourselves, making the mortgage payments, and then, once we've built enough equity—comparable to the appraised value of his rental properties—transferring the title to him as a form of exchange.What are your thoughts on this approach?

Hello BP Community,Unless I am mistaken, Maricopa County (Phoenix, AZ) does not post their probate court records online, unless you can provide specific names or case numbers.

Since you lived in the home for 2 years and 9 months before renting it during your deployment, you should qualify for the exclusion of up to $250,000 ($500,000 if married filing jointly), provided you meet the other criteria.

Vitaliy provided some great points about the pros and cons of single family verse multi-unit investing.

Have you tried going directly through your insurance provider?  

Here is some key information:Property recently hit the market and has 2 cash offers alreadyThe seller provided a pre-inspection report, which I shared with 2 different lenders, both think it may fail conventional financing due to potential structural and electrical issues (realtor thinks it could pass conventional)Seller has 100% equity but is behind on other payments (not sure of the urgency money is needed)This is my first attempt at an “investment” property so I’m new to thisI see 3 optionsMove forward with an offer using conventional loan pre-qualification-Not as attractive of an offer to the seller-Possibility that appraiser calls out structural/electrical issues that need to be fixed before closing, effectively causing financing to fail- Best terms and fewest loan fees for meUse a rehab style loan such as ChoiceRenovation-Even less attractive than a conventional offer to seller, but less risk of failed financing if appraiser calls out issues-Slightly worse fees and interest rates compared to conventional-Lenders tell me possibly up to 60-90 days closing in some cases, with red-tape for contractor requirements and draw schedules (sounds like the most hoops to jump through during rehab)Use a hard money lender-Most attractive loan option I can give to seller so I can compete-Much higher fees and interest rate for me-need to refinance into a conventional at the end of rehab (not familiar with seasoning periods but I think this is a factor as well)Which option would you do?

There are plenty, especially now, that are providing 10%+ yields, and have a long historical record of performing.  

And of course I am very good at what I do providing the money to make this happen for them the key though is there is no debt I provide cash we own it outright and I  have a JV with my clients that do the work of finding these and dispostioning them and dispo is done simply on the MLS very simple.