It's not even worth running the numbers exercise. 

Commissioner, 74 T.C. 1134 (1980) (“The taxpayer’s intent at the time of the exchange is controlling and must be determined.”)Courts consider the following factors in assessing if the property was held for sale: (1) the nature and purpose of the acquisition of the property and the duration of the ownership; (2) the extent and nature of the taxpayer’s efforts to sell the property; (3) the number, extent, continuity and substantiality of the sales; (4) the extent of subdividing, developing, and advertising to increase sales; (5) the use of a business office for the sale of the property; (6) the character and degree of supervision or control exercised by the taxpayer over any representative selling the property; and (7) the time and effort the taxpayer habitually devoted to the sales.

However, there is a degree of character and constraint one should exercise.  

Hell, a good exercise I just thought off.

Here is some advice to help you in this and going forward, remember this is a business, or at least your trying to make it like one, so to best treat it like one just do this exercise of pretend it's a different kind of business, let's say a restaurant, and re-frame the situation in that context. 

@Jon Holdman is talking about the Garn St Germain Act of 1982"Part C Preemption of Due on Sale Prohibitions DUE-ON SALE CLAUSES (d) A lender may not exercise its option pursuant to a due-on-sale clause upon--, (1) the creation of a lien or other encumbrance subordinate to the lender's security instrument which does not relate to a transfer of rights of occupancy in the property; (2) the creation of a purchase money security interest for household appliances; (3) a transfer by devise, descent, or operation of law on the death of a joint tenant or tenant by the entirety; (4) the granting of a leasehold interest of three years or less not containing an option to purchase; (5) a transfer to a relative resulting from the death of a borrower; (6) a transfer where the spouse or children of the borrower become an owner of the property; (7) a transfer resulting from a decree of a dissolution of marriage, legal separation agreement, or from an incidental property settlement agreement, by which the spouse of the borrower becomes an owner of the property; (8) a transfer into an inter vivos trust in which the borrower is and remains a beneficiary and which does not relate to a transfer of rights of occupancy in the property; or (9) any other transfer or disposition described in regulations prescribed by the Federal Home Loan Bank Board. " The Full Act is at https://en.wikipedia.org/wiki/Garn%E2%80%93St.

It's none of my business which constitutional rights people choose to exercise. 

Raising $4 million with none of your own money “at risk” is much, much more difficult.2 - Investors want to see the sponsor/managing partner have a track record of success in the same or similar investments 3 - A “private Offering” of a security ( which any capital raising exercise for a profit making investment is) is an offering that uses the private offering exemption from securities registration.  

-Cashflow-Appreciation-Mortgage Paydown-Tax Benefits (depreciation, 1031s, etc.)Buy and hold allows you to exercise all of these benefits by collecting cashflow each month while your tenants pay your mortgage for you.

@Ray Harrell,   Buyer is not satisfied with the condition of the REal Estate as revealed by the inspectionsIf written settlement of the condition of the Real Estate is not reached within the settlement period , buyer shall have the option to withdraw written request for correctionsorIf Buyer is not satisfied with the condition of the Real Estate as revealed by the inspections and desires to terminate this contract, Buyer shall provide written notification to LIsting Firm or Selleer, that Buyer is exercising Buye's right to terminate this contract withing the Inspection Period and this contract shall be terminated