Since owning for over 25 years,  operation procedures are in place for management that requires little of my time as all aspects are handled by management.

For employee deferrals, you can contribute up to $18,000 of your declared income ($24K if you are age 50 or older), which would be the net operating income less the full 15.3% of employer and employee self-employment taxes.  

The tenants obviously want to stay in the property since they make visitations difficult for prospective buyers.I have very limited cash on hand, have been operating from a student and bootstrapped entrepreneur's budget, but I have come up with a possible creative proposal which I think the seller will be amenable. 

I am a franchise operator with HomeVestors of America (tagline is We Buy Ugly Houses).

My friend owns and operates a construction company and has government contracts and owns a shopping mall, his contracts have an average of 1M and has an varies between 2-4 a year, foreign assets are around 2M.So to wrap the story short: 1.

One must read the fine print about how they operate.  

Remember your purchasing a company, companies need cash to operate. 

Of course you have to be readily available to operate this way since you don't want to hold up the process any more than necessary,  but once you have established a relationship with a contractor who knows how you operate you can build a more trusting relationship.  

Get transactional RE attorney to write up any notes, deeds of trust, etc.The next best alternative is probably to get a cash partner and go in 50/50 or some agreed split owning the property in an entity with a clear operating agreement that spells everything out.  

Our Company's goal is rapid growth in the Home flipping market, we are always seeking to raise capital and find deals that can't be denied, after all, it's all in the numbers and that is how we operate.