So if I am connecting the dots, if I were to use a licensed mortgage loan officer and a title attorney to create the note and all the associated paperwork, and we qualified our buyer very carefully, I should be able to sell the note sooner rather than later, and not have to take such a deeply discounted price that I lose all the profit that was in the deal? 

The seller has nothing to lose.  

If you don't - then the process drags out even further.I wish there were another option - but leaving it to people's best interests is a pretty good recipe to lose rent for more than a few months.Good luck with the issue.

In my opinion it's not worth the risk of losing your shirt by not knowing the actual numbers.ARV - Repairs Formula:  $200k (arv) - $75k (repairs) - $20k (carrying) - $40k (profit) = $65k (67.5% off)% Off ARV Formula : $200k (arv) * 50% off = $100k (You would lose your shirt)

I don't really want to lose more money on property.

Hind sight is 20/20 they say, and looking back I wish that I had studied investing as hard as I studied other academics.

Customers who find value in my service are happy customers and I don't lose a lot of time over haggling.

. $250k - $500k tax-free money is nice, but losing almost $50k just to sell the house may not make financial sense.Cash-out refinance or obtain a HELOC on the property prior to renting it out might be a good idea, but it seems kind of late now.

My only hesitation is that, here in Michigan, I have to work under a broker for three years before I can be a broker myself (losing valuable investing time).

Mistakes will be made, but you'll lose more money sitting at your computer just reading about real estate every day and not going out there and doing the damn thing!