chances she is going to lose the benefit are essentially zero.This is a risk management situation.  

Not sure what your sister's situation is and if she needs the money now, but have you looked into Subject to?

This is a situation where the cash buyer with no contingencies is going to have way more power. 

Following - same situation in Dallas TX

I feel like all the calculations ( ex 4 square method analysis) and cash flow are going to be not reflective of out current situation since we will be living in one unit and renting the other two units.

You can explain to the bank the situation and see if they’ll change the date on your Note?

I've received multiple unsolicited compliments from multiple different tenants. 

The situation is unique in that I don't think the owners could handle a typical real estate transaction for this property.

It really depends on your credit situation and the price of the target property.

I am a licensed agent also, don’t know if that helps, but we have cash to cover the cost and debt, just trying to hear from anyone that  deals with these situations!