Whenever a tenant calls me s/he hears the message:"Press 1 if you can't pay rent because a close relative died.Press 2 if the dog ate your rent.

He is confused, you are not "taking a home and selling it for a commission" , you are selling a piece of paper, the AOS, that just so happens to have Real Estate attached to it.

My offer was 165k giving me s 20k equity gain.  

QuestionCan we write up an AOS, and present that to his lender?

How about a o/o HUD?

ao many great people and a wealth of knowledge.

Best of luck AO

Also - definitely check to see if you have an out in your AOS so you dont loose your deposit money if this goes south. 

Neither of us have any control over that.Vanguard is calling for 5% returns going forward-way less than the historical average.In my mind, you’re reply is correct-taxes will be higher when you’re 59 1/2, and taking the hit is better now.With that being said, you can take a loan for the same $100k, which has no short term tax risks, puts you in the same boat you’re in now-taxes at withdrawal, and if you “break even” on the duplexes after paying off your 401(k) loan, an argument can be made you’re actually ahead by doing this-since you’re paying yourself back.In the interest of full disclosure, I loaned out all that I could from my 401(k) back in February/March with the passage of the Cares act, so I have taken from the sacred cow and have no regrets.Research 401(k)aos by Andy Tanner-I’m pretty sure it’s a free download.Good luck, and happy new year!

@Ty Doke I know there isn't time to do so for this particular situation, but going forward and for the sake of knowledge, read Andy Tanner's "401(k)aos"...after the read, you will be far better educated as an investor and will know all you need to ever know about mutual funds.Best of Luck!