Instead, an umbrella insurance policy may be a more cost-effective alternative for now.

Alternatively, your in-laws could partially gift the property by using the annual gift tax exclusion ($34K per couple annually), lowering the sale price and their taxable gain.

Thanks,GeneOne can move old IRAs into a self-directed IRA (Equity Trust, Inspira/Quest, Etc.) and then use the funds to invest in or buy and hold real estate (also other alternative investments). 

I've begun cold calling and looking to alternate methods of finding deals, but if anyone has any advice for overcoming this I'd love to connect.

Sellers rarely mind the low deposit and extended closing period due to the nature of the property, or at least they can be made aware of the fact that their lot has issues that will take MY time and MY money to solve and then they come around.My terms on the flip are: Minimum 10K spread between purchase and flip value.  1-2K deposit upfront to hold the property for 7 days then the deposit becomes non-refundable after the 7th day and the buyer has the same amount of time that I originally negotiated with seller typically 8-12 months(its a purchase contract but because of contingencies its essentially an option).  

The rental market conditions are slightly tight, indicating a healthy demand for rental properties.Student housing continues to be an attractive investment opportunity due to its recession-resistant nature and consistent demand.

It may take 1-2 years and by the end you will have forced some appreciation from the renovations but also got some natural appreciation from the market.

And while a 1031 exchange isn’t an option, some people explore alternatives like installment sales to spread out taxes or even tweaking the investment structure so your returns are treated as interest instead of equity.There are definitely some creative strategies out there. 

Alternatively, I could explore hard money lenders.

Many are also tired of homeless issues, politics, and now more than ever natural disasters.