The turnkey providers could list on the MLS and sell to primary homebuyers, probably for more money if they wanted, but the problem with primary homebuyers is they need a lot of hand-holding, it's not about the numbers, it's about emotions, they can take forever, they all usually need conventional financing which takes forever, etc.

The duplex holds some emotional attachment as it is my grandmother's home were we grew up in.

Sometimes people make emotional decisions.

This would be a second mortgage, and it weakens the HML's security in the property.Finding other private lenders may be troublesome, too.

I know you're not supposed to get emotionally involved but I don't want to lose this deal.

This really is a complicated and possibly emotionally charged situation.

I am always fascinated by the emotional decisions people will make when it comes to marketing, buying, selling, etc.

Intellectually I know it’s a bad idea to send such emails while emotionally charged, but I did it anyway.

Remove the emotions- use your logic.Create a system of resources for yourself that allows it to build upon itself.

I think today if the parties are unrealated you might have a problem unless it's a non-owner occupied purchase.As J. mentioned it's highly unlikely IMO that they will change buyer after submitted, that would indicate to me that the buyer doesn't have their ducks in a row as well and might consider file 13.As to the QCD, this was the way to do it in the past but I believe today (as things change in RE) that there are some areas that have title issues with the QCD being used except in limited and more customary instances, like between husband and wife from a divorce.The problem seems to be that it weakens the chain of title as to "only that interest" being conveyed.