Another hurdle will be the use of the cash out proceeds.

It's not impossible to do a 1031 exchange out of a property while carrying back a note, but it's complicated enough -- if you're going to make the deal attractive to him, find out if he plans on looking at a 1031 and come prepared with information to help him navigate the hurdles that come with the seller financing. 

If you are already investing out of state then you have overcome a large hurdle and you could definitely find a market that would give you both appreciation and cashflow if you were willing to put all the money you pull out back into a deal.

This is why my wife wont work for investors to unreasonable and demanding and frankly beotchy.

It’s now sat on the market just shy of 160 days because the seller is being unreasonable and unrealistic.

Currently, my largest hurdle/hold up is depleting my cash reserves to purchase land for development.

Disqualified persons include your fiduciary and members of your family (spouse, ancestor, lineal descendant, and any spouse of a lineal descendant).The following are examples of prohibited transactions with a traditional IRA:Borrowing money from it.Selling property to it.Receiving unreasonable compensation for managing it.Using it as security for a loan.Buying property for personal use (present or future) with IRA funds.

Some react quickly/unreasonably to what they read, rather than sleeping on the information they just received. 

Happy to connect if you want to chat about overcoming the "first property hurdle" and or anything else.

But through determination and perseverance, I overcame those hurdles and emerged stronger and wiser than before.Now, I'm eager to connect with fellow investors who think outside the box.