If I have a $1M I can be the solution and buyer. 

The seller's LLC pays capital gains tax and depreciation recapture, while the buyer's LLC uses the purchase price as the new cost basis.

We also have many unique buyer incentives where an investor can get up to a 10% price reduction to come into immediate equity, or get that 10% as a cash back at closing to reduce your down payment and increase your ROI, or buy rates down into the low 4s on 30yr loans to maximize cash flow.

On the initial agreement, it clearly stated that the buyer was going to be using financing and listed the terms of their financing

We support multiple insured types.Good prices and nice coverage, easy process and everyone I talked to there was pleasant and helpful.

They give the same $12k in closing costs to new buyer, $24k in realtor commissions, tack on say $4k in late fees, foreclosure costs, etc etc etc  so they “net” $360k.

As a real estate broker I would make the same suggestion but as a buyer I feel so lost..

In a market like this where properties are sitting a bit longer, buyer demand is kind of stagnant, many appraisals have been coming in lower than anticipated.

I suggest you start with developers in your local area (your county and neighboring counties level) because they would be your most likely partner or parcel buyer. 

- The market is in a little bit of a lull right now (buyers market), its a great time to buy, but slower time to sell (my primary business is flipping houses) I can supplement my flipping business by providing project management services/consulting, helping investors find discounted properties, etc. etc.