Hey Jim,Warren Buffett once said that it is wise for investors to be “fearful when others are greedy, and greedy when others are fearful.”This happens in almost every market for a variety of reasons.

@Michael MastantuonoYeah, this concept of "reinvesting" the profits "save you from paying taxes" is prevalent, but isn't true. 

Being able to point to an actual track record quells this fear. 

You can also check meetup.com or search facebook for real estate investment groups, clubs, or meetings in your area.Be fearful when others are greedy and be greedy when others are fearful."

It confirms my fear that it's a very small market. 

The due on sale clause is what I fear if I just deeded it over.  

Quote from @Michael Haynes: Hello Chris Breezy from New York, this is the best explanation for our current situation that I have found and Peter Schiff explains what you need to do with Cash to survive on his youtube video, "The Fed Will Seize All Your Money In This Crisis" Fear-mongering capitalism.  

With it needing to be cash, I'd likely have to take out an HML but I'm not sure I can meet the down payment for the full $140K and show 6 months of spare cash to pay (although I do have funds that are tied up and could be taken out, but it'll take a little time) and fear that with my limited rehab experience, I'll run into issues getting it completed in time. 

Southern Bank and First BankCape Fear Commercial, Maus Warwick, Williams are great brokerage. 

I think overcoming that fear will make this stuff so much easier.