Note - This determines your Federal capital gains rate.4) What are your plans with the proceeds after the sale?

If you don't have a realtor representing you, you can negotiate the commission as part of the sales price, at least here in Oregon.  

Im just curious how we can get around the "Due on Sale clause" I have mentioned it to him about that, he was a previous RE investor himself.

I ask because although I've read that you can have success here and there with the MLS, it just seems to me it would be really hard considering the market exposure and then having to include, at minimum, the listing agent commission (assuming you could negotiate down the portion that would have normally gone to a buyer's agent).

Actually, I responded to an house for sale built in 1970 a 3/2, 1186 sq ft with a  carport and a 10k sq ft lot.

Not to pre-market the house for sale, but to get more motivated sellers / leads. 

The guy who had power of attorney for the sale told me that the old lady who had the house kind of lost it and filled the truck top to bottom with household trash that had sat in the truck for years.

I put an offer on a property that was a hoarder house, the only reason it was for sale was because his parents passed away, and all the siblings BESIDES the one that was actually living in the house wanted to sell it.  

At BP, not only can you network with other real estate investors, but you can learn from the informative forums posted daily, find properties that are for sale, and take free courses.You have definitely come to the right place and I wish you the best of luck.

They understand your needs and do a big portion of the leg work for you.