LouisReleasing Federal Land for private sale? 

Properties with fewer than five units are classified as residential, making the loans ineligible for sale on the secondary market through Fannie Mae or Freddie Mac.

Raising money is all about marketing and sales (not real estate specific) so either hire marketing agency and read sales books, or hop on some LinkedIn courses on marketing and sales.Not sure the legal structure to use: talk to accountants and attorneys.Need deal flow: talk to brokers and go to a lot of networking events.Lending terms: start calling banks and loan brokers.From there, it is all risk mitigation. 

BUT I have also heard that it could trigger a due on sales clause, bringing the note fully due at any moment.

So she would have earned say 5% on her $280k (from a traditional sale after commissions.)  

Each of your sales will need to have overlapping time frames (45 days to identify and 180 to close).

I'm looking to exchange a multi-use property I own in the Bay Area for a multifamily property (expected sales price $3 million) that I could potentially convert to MTR.

Quote from @Joshua Alcantara: Quote from @Peter Walther: I've found many properties with title issues wind up with unpaid property taxes so checking on delinquent taxes, tax deed sales and lands available for taxes might help you identify some.Thanks, Peter, for the info!

Used your HELOC to fund the down payment on a second property if the right opportunity presents, otherwise those returns wouldn’t be juicy enough for me to take on more debt for the sake of scaling if you’re buying at retail. 

Currently operating and cashflowing, listed for sale What made you interested in investing in this type of deal?