From there we get Economic Concepts, Demand, Utility, Scarcity and Transferability Then we have Legal Concepts of real property.

At the time, he wanted $800,000 for it but had to transfer it to an charitable trust first and then I had to purchase it from the trust.

@Marquis WhiteIf yo contribute the rest of the funds to your retirement accounts then they can later be transferred to a self-directed IRA or 401k that allow for self-directed investments such as real estate.

I have verified some of the data, waiting on tax returns and P&L data to finish the due diligence. 

Thanks for that, it's a useful data point.

Without the supporting data, no one can give you an honest answer.

I have purchased many auction homes before and this is a first for me, usually just the normal transfer fees. 

@Dean HulsingThe rent patterns and characteristics for a residential property (1-4 unit) do not readily, or always, transfer to a multi-unit building, even a small (<30 units) one.When I posted above about questioning whether investing 50K into a 16-unit building in that area is warranted, I'm not certain my message was clearly communicated (based upon your response).You think the improvements would bring gross rents to 110K fulfilling the 2% rule.  

Well if the TK provider is not around anymore then you just transfer your home to a new property management company. 

Here are exemptions to Due on Sale(d) Exemption of specified transfers or dispositions With respect to a real property loan secured by a lien on residential real property containing less than five dwelling units, including a lien on the stock allocated to a dwelling unit in a cooperative housing corporation, or on a residential manufactured home, a lender may not exercise its option pursuant to a due-on-sale clause upon— (1) the creation of a lien or other encumbrance subordinate to the lender’s security instrument which does not relate to a transfer of rights of occupancy in the property; (2) the creation of a purchase money security interest for household appliances; (3) a transfer by devise, descent, or operation of law on the death of a joint tenant or tenant by the entirety; (4) the granting of a leasehold interest of three years or less not containing an option to purchase; (5) a transfer to a relative resulting from the death of a borrower; (6) a transfer where the spouse or children of the borrower become an owner of the property; (7) a transfer resulting from a decree of a dissolution of marriage, legal separation agreement, or from an incidental property settlement agreement, by which the spouse of the borrower becomes an owner of the property; (8) a transfer into an inter vivos trust in which the borrower is and remains a beneficiary and which does not relate to a transfer of rights of occupancy in the property; or (9) any other transfer or disposition described in regulations prescribed by the Federal Home Loan Bank Board.