I am close with our previous chattel lender because we did business together a fair bit, but she is pushing late 80s now.

A 1031 exchange (45 days to find another property, 180 days to close) might something to think about.If I was in your shoes:1.

Close to WA, landlord friendly, low taxes, strong job and population growth. 

My bank closes probably a dozen SFR real estate loans a week with a trust as a borrower or coborrower.

It’s very rare for a lawsuit to come even close to that amount.  

I believe there are many factors that would indicate which one is better in your market of choice.

This can be particularly appealing if the seller is facing financial difficulties, needs to move quickly (perhaps due to relocation, divorce, or other personal issues), or the property has little to no equity and they can't afford to sell it through traditional means without bringing money to the closing.

------Rarely connected enough locally to get properties cheap enough and they get ripped off by contractors who know they aren't closely being managed/monitored.You can run all the numbers you want, but they're just a TOOL. 

Sam, I/we are not close to you at all but ...

Anyone know of a title company in ...... that does double closings?