This however would likely trigger a "due on sale" clause....how can this be done? 

Here is the summary of my situation that requires creative thought:Location: DC Suburbs (Clifton, VA)Original sale price: $300KOriginal mortgage: $240K ($60K down)Money spent rehabbing property since 2008: $70KTotal cash invested: $130KCurrent sale price (based on comps): $430KAmount owed on mortgage: $208KPotential cash generated from sale: $($222K, not including transfer costs)Estimated Monthly Rent: $2,200Current Monthly Payment for M/T/I: $1,300 *Biggest yard and likely one of the most updated homes in a desirable community where "average days to sell" is less than 14.Now the issues:Need $100K-$150K out of the house (or via investment) in order to put down-payment on next home, which will be primary residence (probably a $600K home).I've plugged numbers into every rent-or-sell calculator out there, but always feel like I'm missing something big.

A monetized installment sale is a way to structure the sale so that the seller can walk away from the closing with cash in hand and up to 30 years to pay all the taxes normally due on sale.

It's a hot market and looking for tips on how to execute this sale without using an agent.  

These include, but are not limited to: residentially zoned land and house lots; three family homes; apartments and tenement houses; multi-family dwellings and housing developments; publicly assisted housing; and, single and two family residences intended for sale.All commercial space, for sale or for rent, and all land intended to be put to commercial use are covered by M.G.L. c. 151B, s. 4.(4) Property Not Covered By M.G.L. c. 151B, s. 4.

It is not generally referred to as a foreclosure, but a Tax Sale.

I have been sitting in at the Sheriff Sales and there is someone in town that usually buys most of the decent properties with potential to make any money.  

Purchasing Lumber Liquidator's Tranquility Ultra click install 5mm thick, 7"x48" planks at $1.79/sq ft (on sale until 9/12). 

This is our first attempt at purchasing a short sale and are not sure what the best financing route would be.

I have a property that is rented out for $3,300/month and for sale at 475K. 2006 build on 2 acres3,470 sq. ft. 4 bed 3 bath Let me know if you have any questions or want to check it out.