Negotiating with the current landowner is possible, but the terms and potential costs are critical considerations.

Plus if you are getting priced out of every other deal, moving too slow for on market houses, your realtor telling you that this is a bad time to invest, etc. then you may pull the trigger on a bad deal.

This is a short term consideration as you work through our issues.

Knowing I have a VA loan with a low interest how can I leverage that and not trigger the due on sale clause?

However, there are some important factors to consider:Mortgage transfer: Most conventional mortgages have a "due-on-sale" clause that could be triggered by transferring the property to an LLC.

If you are inside a city limits or police jurisdiction, the inspection department can tell you what is required currently, what is triggered by property updates, and what the exceptions are.

A huge consideration is that this sale will conceivably save you 6% or so in real estate commissions. 

I am trying to create a 100% pass through legal entity that will not be subject to any taxes or obligations to pay anyone within the entity a salary.  The purpose of my entity is to club together several investors and...

Otherwise, continue the educational journey until you’re feeling comfortable enough to pull the trigger on something.

This is something that has been considerably undervalued in the wholesale community and when you bring the right kind of consideration to your deal it will add the professionalism you need.