The "due on sale" clause is a non-issue here. 

LouisReleasing Federal Land for private sale? 

One strategy is to pursue properties (in your preferred markets) that have been listed for sale for over 90 days (even longer is better).

Currently operating and cashflowing, listed for sale What made you interested in investing in this type of deal?

And that’s if you can’t find something to buy for under $100k or time multiple sales at once. 

Properties with fewer than five units are classified as residential, making the loans ineligible for sale on the secondary market through Fannie Mae or Freddie Mac.

For example on your $400K sale it might look like: 20% down of $80,000, 65% LTV 1st of $260,000, and a 15% 2nd of $60,000.

They can include foreclosures, short sales, or properties owned by motivated sellers.

Speak with lenders - and consider that although they might agree they could lend to you today - they might not be able to when you need the loan.Unless the existing debt has no due-on-sale provision, there will always be a risk of the underlying loan being called.If it were to be called due:1.

This will also allow you to avoid taxes on the sale.