I have a written offer for $1000 about the price I was going to list at. anyways the buyer is getting a fha loan so the lender said we had to wait 90 days because of the FHA flipping rule.

The comps the appraiser was using did not have the same attributes my buyer/ tenant was looking for though.

If a lawsuit is filed the insurance steps in or the company which owns nothing is bankrupted and you are out the start up costs only.Your business entity should lease from each land trust with a right to sublet.A series or bucket LLC in Illinois will end up serving a plaintiff attorney with a hunting license.

We previously decided to try the sell by owner method and elected a buyer in November 2017.

Be sure to ask for proof of the other offer to protect your buyer when using that type of clause though.

A nice carpet (not the standard rental brown crap) would save you $ and might still attract the buyer you're looking for. 

Have a great day and happy hunting.

Sounds like you used one of their buyer agents to find the place, and I’m wondering what’s in it for them with a program like this.

If they specifically need to cash-out to buy another home than seller financing is often DOA.As mentioned, if the have a balance on their underlying mortage- If they want to pay it off it might require a big downpayment- It is possible to leave it in place with a Wrap but that is an advanced strategy and while fairly low risk, the due on sales clause is a concern.On interest rate, my experience is that a seller finance buyer usually has to pay a few points above the going interest rate for conventional/FHA lending so probably closer to 7% these days although it never hurts to ask for lower...All of this is theoretical so the advice to chat with seller to get more information is the right next step.Jeff

That means listing by mid-July if possible.The market is such a hot seller's market right now that the timing won't matter as much as it would in a buyer's market, but it's still a good practice.The key to acquiring properties in this crazy market is to jump on them instantly.