This deal is likely a bank loan if the loan amount if under $1M.

Hi Abad, we communicated through Zillow recently about the Banks Rd property.

Also, a lot of bigger banks have some REO's listed on their websites, but they hold back a ton of inventory called "Shadow Inventory."

I am looking to find a strategy that is also helpful to clients who are being foreclosed on by the bank.

You may have to put more money down (10-15%), but you can close, in a LLC, with no worries about banks.

@Bob BowlingSometimes I do not explain things clearly, but let me give a shot.Let me start by saying, this is an example of why I personally (personal opinion here), do not like using the term "Cap Rate" when it comes to SFR.

I explained we had a signed, legal contract. 

They are great people BUT distrust banks and deal all in cash.We would like to sell to the current renters for market price now rather than wait until April for them to move out and list the SFH. 

Can I use any of that time as experience for being a 'landlord', and will the banks count that rental income after two years, the same as if I were renting the house out by itself?

I had funds for a hard money lender in a week, where my conventional loan wanted pictures of the property, reserves in the bank for inspection issues, appraisal....we went with the hard money lender not to lose out on the deal and offered some rehab money.