And you are continuing to invest in real estate a 1031 is a good option to explore. 

For me as well as the seller.First, you have to define Sub to financing.Do you mean the reckless kind where you overpay for a property, take over the financing and borrow from others to cover closing costs and holding costs when you have no money, no credit, no income, no reserves and can't tell a warranty deed from a deed of trust and you close on the kitchen counteror do you meanbuying below market value, already having a nice income, having reserves, using escrow and title, already understanding the due on sale clause, have done a lot of creative purchases and know when to use and when not to use creative finance and how to recover if something goes amiss?

What is the compelling reason for them to pick you, with your competitive rates, over someone else they've already been using with competitive rates? 

In the last 5 years, we've invested over $300k of savings toward down payments and rehabs. 

I am running 3 jobs right now , thats over $175K in expenses .

Note if you go over 4 units, your valuation will be based on NOI and comp rate.  

I've been strung along by them for over a year.

if you buy a random property on Zillow and turn it over to people you have never met, you will very likely lose money, get frustrated, and set yourself back.if you're serious i'd pick a market and plan on making several trips there. 

That tenant is gone now but it is something I go over on occupancy as unacceptable. 

The regulations provide both insight and ambiguity.25% or more owner of the entity; OROne who exhibits significant control over the entity.