The buyer's lender requires this so we are at a standstill and I am worried about losing the buyer and having a hard time after if this is not fixed.

Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

I'm interested in Henderson for its proximity and AZ because I have family there, but am hesitant because I've heard that cashflowing properties are non-existent/extremely hard to find. 

I am a local investor here in Newberg and am also a lender who works with investor. 

Briefly, willing to find lender / co owner / investor who might be able to finance 100% of costs & take more profit than ordinary lender.  

Both of my parents have helped with some projects when it comes to labor but financially is myself and the lender that has been amazing through the purchase of both properties. 

The Due on Sale Clause is part of loans so that the lender has easier recourse in the situation that the property is sold and an argument arises between legal title and equitable title, which would come up after the loan isn't paid and they are trying to collect payment.I hope I can continue to provide the specifics of these exemptions for many more on here as it seems to be a point of fear for investors to properly insulate their business/investments from their personal name. 

I have clients who are more sophisticated and have some value of lot splits, surveys, etc but even when they bought it and split it off they don't really give much value to that. you have to put the power in you hands and negotiate with lenders.

It won't fit will all lenders, but there are plenty of bridge lenders here on BP that should be able to give you some options.

There are lenders that will help finance up to 90% of the purchase price and a 100% of the rehab up to 75% of the ARV with 660 and above credit (the exact details depend on the property and the borrower's credit profile).