Its all the internal support details and angle that puts the craft in Craftsman.  

The township is supportive of conversion to sfh, spoke with their rep and said because the way the duplex was constructed (rancher) permits are easy to attain.

I purchased the property with cash, and am 100% fine to wait the 6 months and collect pure cash flow if I have to, but I have seen numerous stories in the BP forums of lenders that do not have the seasoning requirement.

The numerator is the FMV of the lot and the denominator is the FMV of the entire tract."

He also does not have much cash to support this massive renovation. 

As you point out, there are numerous transfers that are not taxable events.This would be a transfer for purposes of dissolving a partnership.

Some feel cheated by the bank and will go on about the lack of support the bank offered. 

@Neil GarceauFor one, people get the loans because they have the income to support it. 

The numbers support buying a property that is $250k or less within 50 miles of I-35.  

I know he would not be especially cooperative with numerous people walking through due to COVID (one of the reasons I was thinking it was best to remove him).