However, precise execution according to IRS rules and clear documentation in the divorce decree are crucial to ensure it qualifies for tax-free treatment.

There should be lenders that can execute with 20% down as well.

What if they say ok i will take the $$$ to move out and they donot move out after you pay them .Cash for keys is a good strategy if executed correctly.Only hand over the $$$ after they moved out and they hand over you the keys and you have rekeyed your ppty.Just something to think about

I suspect you will need to raise a little over $2M from investors to properly execute this deal.As a side note, 12 months is never going to be realistic on a full turnaround.  

After acquiring the property for $80,000 and putting $6,000 into renovations, we sold it just a month later for $135,000, demonstrating our effective strategy and quick execution.

This quick transaction showcased our team's ability to identify opportunities and execute effectively, resulting in a strong return on investment.

I see your point, but calling mid-term rental arbitrage “terrible” overlooks its potential when executed well in the right market.

I suspect the new title examiner has found something in the chain of title or the execution and notarization of your deed that makes them unwilling to rely on it to issue your buyer a policy without exception for the concern(s). 

The reality that neither view is realistic or probable.The best advice I can give would be to underwrite for long-term leases as that can be an acceptable exit strategy, but be prepared to execute well on your MTR strategy (great interior design along with profesisonal photos and concierge servive). 

It is very difficult to execute as there are so many moving parts and people involved. if you do a few buy and holds first, test out contractors and slowly build your team you can prepare yourself to take on deals like this.