Obviously would be a slower process, but would create very little debt hanging over your head.

A lot obviously.

I have referred a loan out of state based on NOI, cap rate at purchase, room for increase income and purchase price vs market value.Maybe I didn’t articulate the intent of the post as clearly as I hopedFor anyone who has bought multi family out of state, “what are gives you the warm and fuzzies about a deal”:Obviously not cap rate, but maybe vacancy rate,  Cash on Cash ,GRM, IRR, Unlevered free cash flow, Cities over 250k?

If the agent is representing the buyer then he for sure needs to take duty and care and to allow a buyer to send such HUGE deposits directly to the seller / builder and not to the title and escrow company is highly questionable for obvious reasons.

Obviously with a few differences.

My buyer was charged $4,000 by a company to try and get them a loan when it was pretty obvious they weren't normally qualified.  

Obviously not all Arson, but makes sense.

Any help is much appreciated - obviously a short term rental would be ideal, but it looks like thats out the question for now. 

Obviously that was a stellar reallocation for us.  

To give you an idea of what taxes look like on a sale below is an example for a property in Texas, obviously everyone's situation is unique and you'll need to meet with a CPA.