I have come up w/ some possible options:1) Option the property from the bank (probably very difficult to do) but if I can get an Option how can I secure myself from the Investment Group or the Bank going around me?

You can get great software that will walk you thru most processes.

I have a friend who is in real estate and I've seen that he is financially secure compared to me.

., and 2) the new buyer may have trouble getting a loan because now you have a title seasoning problem (most banks only wish to give loans secured by properties that have been held by the seller for 12 months or longer).

First lien notes secured by real property are usually preferred by most investors.

You may also find out what I already know….. . by securing the financing first…..THIS OPENS UP NEW INVESTMENT OPPORTUNITIES!

What, Jeff are any and ALL of these methods secured by & collateralized with?

I have serviced and been a party to over a thousand installment contracts, developed a program to guarantee these deals and have acted as a registered credit's representative in bankruptcy court to secure the interest conveyed under these agreements.

10-18% return on their $$(& while not exactly IRA or Stock Market returns it IS also SECURED W/DIRT?

2-Find out their business ownership/management experience, nobody wants to set someone else up for failure3-IF they don't "need" the apartment, You should advertise & secure a tenant 4 them, w/1st/Last/& security, so that potential "problem" w/both future lender & appraisal is already dealt with (read=documented INSTANT Cash flow, more appealing to buyer, & Lender), preferably w/a nice LONG lease (say 2yrs w/a 1 year extention option)4-Holding a Seller Second makes this a VERY "do-able" transaction, just need to make sure borrowerA-Has great creditB-Good ReservesC-Proven Track Record in Business (4 self or others)D-Realistic Business PlanE-The Guaranteed ability 2 make the paymentsIf they have their act together, You'll know who they are...Let me know if I can be of further help, I've arranged financing on over 200 commercial transactions, & over 50 mixed use subject properties5-& Very Most Importantly....Don't be afraid to "owner finance"..