I've got a tenant-buyer on a lease-option exit strategy for an SFR in Spokane Valley, Washington.  

Neighbors are nice, nothing gets stolen or broken, you sell your spec pre construction, you own the land, you can fund your own construction, get a C.O. in 90 days or less and close with your buyer the same day, no warranty calls ever! 

My earnest money is still being held by title company and I have $$$ invested in buyer expenses. 

I told him I'd send the title company a huge wire of non refundable EM if he let me be a backup at my price in case his buyer flaked. 

I make sure my contract says, "end-buyer" pays for all closing costs.

The building would be open to so many more buyers as our market is full of people looking to invest in smaller multi families who can't quite swing the commercial financing yet... such as myself. 

The building would be open to so many more buyers as our market is full of people looking to invest in smaller multi families who can't quite swing the commercial financing yet... such as myself. 

The buy offer was made stronger because "Buyer agrees to dispose of any personal property left in the house, barns or on the property after closing". 

@Jason Lee that’s what I thought but some ask for cash buyers and to me a lot of who would come as a cash buyers are investors.

The third option is to sell the note on the open market prior to the completion of your exchange so the note buyer purchases it out of your exchange acct.