If so make a list of all the small banks and credit unions in your community and bring them your proposal.  

I am not saying you cannot do what you propose, but you may need to be careful on the sequence in which you do it.

Private financing proposal is 12 months term, 2% interest only for 12 months, then pay whole amount at end of term with 8% interest, with a note and a Deed of Trust.

@Chris ScarcelloSince you are interested in fix and flips, I propose the following action plan.

@Dennis P.You did not specify whether you are interested in Buy and Holds or Fix and Flips, If your preference is Fix and Flips, I propose the following action plan.

That said, my current realtor and my last have both been surprised by me proposing such inspections saying that nobody has these inspections done on these old properties (1952) that I'm looking at.  

I reached out to someone today who sent me a letter and he would like to buy it subject to.There is a loan of $185,000 on the property in my personal name with Wells Fargo.Total rents are $3,010 a month and the mortgage payment, including mortgage interest, taxes and insurance is slightly over $1,800.He proposed paying me $10,000, taking care of my listing agent and paying all transfer taxes.We would transfer the deed into a trust that he is the trustee of, sign an agreement that if he missed three payments the property would come back to me and an agreement for him to sell or refinance within 5 years.The guy was calling from addicted2realestate.comAssuming I couldn't net more than that by keeping it listed, where is the risk and downside to me?

So the problem being addressed by this proposal is mostly for low cost areas where the loan limit is super low.

@Jacqueline Gardiner I recommend you consult with an attorney on the proposed 1031 transfer from funds held in your individual name to a single member LLC. 

Since you are interested in fix and flips, I propose the following action plan.