You can provide a loan modification approved by the bank to be accomplished immediately upon the purchase of the note, this, along with the waiver and request for the sale by the borrower takes the bank's liability away selling a note to a non-banking/mortgage broker type buyer.

With your short time horizon I'd avoid the coops unless your broker knows for a fact the one he's proposing is easy to get in and out of. 

I personally dont do any of that.. every market / or most will have an active fix and flip sector or buy and hold sector the important thing to me is the operator full stop.. great operator will do well in any market and all the national data simply is noise at least at my level. ( loaning our own money and JV deals with our own money)  we dont broker or anything like that.

Why Choose Parasec- Efficient and Accurate Work- Online Access to Entity Information- Comprehensive Nationwide Solutions- Experts Ready to Support Your Needs- Cost-Effective Services https://matsorensen.com/bois-halted-again-5th-circuit-revers...Customer Testimonial"Your group has always been able to explain confusing government stuff and is very helpful.

It's also common for the "cash only" advertisements to come from brokers or sellers who are misinformed.

Next I need to start reaching out to brokers and sellers.  

It was a great experience that helped fuel my passion for real estate investing.Recently, I took my real estate journey a step further by earning my broker license!

A broker who can also deliver a reputable management company (themselves or an independent company) willing to take over management at closing is a real plus for any residential rental investment. 

Just need a good broker to help find you off market deals and know the area. 

A lot of folks that work this are simply brokers and will make a fee for putting you together with Kiavi or lima one..