@Pawitar SinghThere is something fishy going on here, the seller either is trying to back out of the contract either because they need quick money or they have a better offer on the table.

And 10% being what you bring to the table on the deal?

She can't invest where she is bc the market's just too high, so house hacking is off the table (kids also need to be near their dad for their well-being).

There's an incredible amount of local knowledge that a good Realtor brings to the table. 

If you are a licensed real estate agent, that has experience in short sales, don't mind your commission being cut, have the fortitude and wherewithal to bring a buyer and seller to the table and make an agreement, deal with potential multiple lien holders, work with a clock that is working against you, and so much more, you can make money.

Just because there's many options doesn't mean that you must leave tax planning off the table until you've decided what you want to do.

About $14,000 extra we got at the closing table.

I know there are some dangers and that I am potential leaving some money on the table.

No matter if you finance it or use a syndication you will need to take 20-25% to the closing table. 

Also, be aware that properties with high water tables will often require an elevated septic system.