From what we have read so far it can be both easy and hard depending on the circumstances and the deal.  

In your case you'll want to be able to show the extenuating circumstances that are making you sell now rather than holding as was your original intent.  

But I know what I would do in the circumstances, and that is demand vacant possession as a term of the sale.

I don't have the experience to know if new furnace/water heater/windows/appliances would alter the appraised value to make this a rational deal under these circumstances.

A Trust should no be used simply as a business vehicle but be designed and used according to the desires, requirements and circumstances of a specific transaction. 

Depending on your circumstances, an emergency fund should be 3-6 months worth of expenses.

I suggest talking to a local lender to figure out if they can work with your circumstances (I have a couple of lenders I can recommend).  

The 12 month requirement can be waived under several circumstances such as loss of job, moving to a new job, death in the family or family care being required of you or other unforeseen events that cause a hardship. 

I would need credit for creative financing of courseC I know a few hard money lenders that would do 100% under certain circumstances but is there anywhere or anyway I can start making capital to do phase one of my business and get pulled out of this sink hole then go to phase two which is actually build the business

I would imagine most people who have the money to pay $3,500 a month would have a house of their own (although there are potential circumstances...).