Short term it is difficult to make the numbers work, the cost of new construction and the time it takes to zone-plan-build are usually the main reasons why private investors stay clear.

Water and sewer about 200 yards away.  1 mile to the main highway.  

Your post completely ignores (not surprisingly) the main issue.

I believe the main issue is 2 fold: 1.

That tells you mainly want buyers are hunting for and purchasing.

This was not a complete rehab, we were keeping the main bath, moulding, and original dooors. 

Here are some rules:  https://www.nerdwallet.com/article/investing/roth-ira-withdrawal-rules#:~:text=Contributions%20can%20be%20withdrawn%20from,made%20without%20taxes%20or%20penalties.I agree that you shouldn't let the tax implications be the main driver of your decisions, but you do want to be aware of the potential tax implications because Uncle Sam will want his money.

To ensure you’re acting ethically:Full Transparency: Be upfront about your intentions and ensure the organization has all the information it needs to make an informed decision.Fair Value: Offer a price based on fair market value or justify any discount with clear benefits (e.g., taking on deferred maintenance or providing a quick, hassle-free transaction).Win-Win Mindset: Emphasize how the sale could help the organization, such as freeing up funds for its mission or relieving the burden of maintaining a distressed property.4.

Main Edge Properties, LLC in Mustang is one of my companies.

You can learn these things over time.Take note, Due on sale clause isn't even one of the main concerns.