Although I wouldn't suggest this and you don't need to do this, most lenders have a due on sale clause and this could be triggered (altough low probability) when transferring title out of a borrowers name. 

That $250k sitting in the bank with no chance of vacancy or capex could earn you $11,250/yr at 4.5%. 

My property is in 5th ward but in a more gentrified area with several new builds on the street that are occupied and 4 more being built on the street that are all for sale.

You could structure the deal with seller financing to bridge the gap.Possible offer structure:-Purchase Price: $170K - closer to actual value-Down Payment: Low or zero down to conserve cash-Interest Rate: 3%-5% - or better yet, 0% if the seller will agree-Monthly Payments: Interest-only or deferred until the sale-Balloon Payment: Full payoff in two years when you sellIf he wants $200K, you can still make an offer of:-$170K purchase price + $30K as a second lien due at closing-Seller carries $170K at a low interest rateHe would feel closer to his number, but you still keep within reasonable investment limits.2.

Was sold above the asking price                   within days of listing.High ROI: Achieved a 50% return on investment due to low renovation costs and increased sale price.Investor PerspectiveRecognized the potential others overlooked by seeing beyond the property's initial appearance andm aximized profits by investing wisely in visible, impactful areas.

., zoning exceptions for business in a primary residence, city lots for sale for under $15,000.  

If the LLC is a single-member LLC, it is considered a disregarded entity for tax purposes, meaning the taxpayer remains the same (under the same Social Security number) and there would be no reason to change title prior to the sale.

A bonus is if that company also manages and will stand behind that property after the sale to an investor like you.if you have the time, desire, risk tolerance, and knowledge, you can absolutely find and or create deals on your own.  

@Troy Smith might be worth having a local agent take a look at your comps with a CMA and then weigh out whether your 'spring market' will bring better sales comps, or if the sales from the past 6 months will get you the value that you are looking for.Here's a quick go-by for seasoning requirements for much of the investment property lending world.

What worked for me was focusing on building strategic relationships with top tier people (quality partners) who could complement what I brought to the table—sales, management, and execution.When you are approaching sellers for creative financing, leading with a clear value proposition (and CONFIDENTLY) is key.