And your point about a lingering HM loan makes sense.

You typically need up to two years of stable employment before a bank will loan to you.

A lot of the owner occupy loans require you to live there for at least a year, so it's not forever. 

Also, I am guessing that due to the state of the house, it would not qualify for a conventional loan?

I would get an attorney or title company involved to create your loan documents to ensure they comply with the law and cover all the aspects you need.Another method that is likely your best bet to take on investors is to create a joint venture (JV).

Quote from @Brittany Minocchi: I'm a bit farther north, but I've helped a couple of people with loans in that area - the properties seem to be working out well for them!  

Start by talking to a bank/loan officer to see how much you can borrow. 

What would be considered the easiest program for small hard money lenders to use to track loans and history and sending out 1098 's?

So when the bank requires insurance for the loan amount.. that will work generally.. 

I guess I dont understand what you asking.are you asking can a buyer cash out your equity and just take over your seller financed loan.