I think you and Mike had similar points about the degree of distress some sellers are in, which I concede, I may be underestimating.

So I'm fine with conceding that I have a face for radio...Talking shop...Ben, I think it's OK to offer an investment with an IRR less than 15% if you aim to appeal to investors that value safety over yield and you find a property that has safe characteristics but produces a lower return.  

Offering a decent return and equity stake for bringing the dough to get your next deal done is far better than watching your competition or a Yogurt shop go up across the street because you were too scared/greedy (in a polite way) to concede a bit of your profit to get the deal across the finish line.I also have access to a few dozen Equity investors that may be interested in your deal if you have exhausted all other avenues in your own circle of influence.Keep us all posted of your progress.

If you are considering making "concessions" like tolerating late rent, then you should require that the tenant concedes to sing your lease agreement.

The sellers attorney had to concede and move forward with the deal.

[i]RESPONSE: Again, you are comparing apples and oranges but...The front end mortgage insurance can be financed and or gifted/granted/conceded (seller concession).

Cheating on your taxes is not comparable to moving a property to an LLCThat "due on sale" is a loan criteria that gives the bank the OPTION to call the loan if the property is sold (transferring to an LLC that you're full owner of shouldn't upset anyone though I concede this does violate due-on-sale).

However, on a different note the seller can't sign another purchase agreement (assuming you are backing out) until he signs your cancelation so IF they still plan to sell then they will eventually sign and concede your EM back 99% of the time but sometimes they drag their feet in doing so. 

If they don't concede, walk away.

Not likely.I do think it's really great you're trying to make this work and figure out your options - that's a good trait that will serve you well in real estate, but once you get to a certain point you need to concede and say "yea, okay this isn't worth it anymore."