Don’t go it alone, the timeline is too strict and tax penalties too stiff to not have an actual exchanger.

I don't think I'd try the stiff arm strategy you mentioned.

There are a few non recourse options available for blanket loans starting at 500K, term are from 5 to 10 years with stiff penalties if you refi out before the 5 or 10 yr term.

Also when people would get to town the PM s would stiff them.. 

By all means have a VERY stiff penalty for having an unauthorized pet....make it a HUGE deterrent... have a large set penalty and a per day penalty after the pet is discovered.....I do...

Add backerboard and ceramic tile all over.Would the soft and squishy or the stiff approach work better?

I have done some research on this and I believe if not for the foreign cash buyers, now at 27% of California residential sales, the top end of the Golden State's homes would suffer a stiff price decline. 

If it is in the walls and we know what it may be (tobacco, pet, etc), we have a recipe (tsp, rinse, seal, paint)... or if it is from the floors, we clean or even pull the flooring (seal underneath refloor, etc)...One simple carpet one I use is sprinkling the large (13.5 lb)  bags of baking soda into the carpet (if carpeted)... work it into the floor with stiff broom, so it gets into carpet to pad.

@Bin ChenIf your potential property is in the city of New York, then you are in for stiff competition.

Even though this is business, it is still okay to talk to other people without being overly formal (I always hate when people seem so stiff).