The risk to my business is much too high just so the agent can make a little more money on the transaction. 

@Allison Littman To structure the purchase creatively, you could split the $600k transaction into a $400k purchase agreement and a $200k charitable donation to the seller’s tax-exempt organization.

And in regards to getting educated on the the laws, I assume the best route is to link of with an attorney who has experience with these types of transactions?

Main goal of All In One heloc or 1st Lien Position Heloc:  Lower your daily average balance.Main Drawback: Rates are substantially higher than 60% of current 1st mortgage balances.If you are mostly living paycheck to paycheck and your money leaves your account as soon as it comes in to pay bills, this is not for you. 

It's a 4 family, I just don't want that kind of transactional relationship with any tenants.

Our software has an option to have someone who looks at our pricing daily and tweak yes. 

The IRS views it as taxable income because it’s not being used for the purpose of deferring taxes under the 1031 rules.For example, if you sell a property and only use part of the proceeds for the next investment, the leftover amount (after paying transaction costs, etc.) is taxed.

You'd probably want a real estate attorney familiar with creative transactions to help with the documents. 

It's not easy, but all successful agents operate like a business with daily tasks to attract leads and follow through on those leads.

So happy for my investors hopefully the rest of the transaction goes smooth so we can get it all locked in and they will have one more property in their portfolio than they did a few months ago.