The Due On Sale clause was added I think in the 1980s because of "sub-to" deals.

Is there any creative way to avoid/reduce capital gains tax on the sale ?

The average sale price for small multifamily properties in Nassau increased by 13.9% from '23 to '24.

of course the sale of hurricane damaged houses also confuses the issue (my house had no such damage but is only about 4 blocks from houses that did). 

Sales Tax Breaks: Construction materials and services may be subject to lower tribal sales taxes—or exempt altogether.4.

Here are the specifics on our Seattle house: 5br 4ba 3,400 sq ft, built in 2019, $1.7M est sale price, $5.5K-$6K/mo est rental value, 4.0% mortgage with $3.3K monthly payment, around $1M in equity. 

Would a low enough sales price make all of my concerns go away?

Purchase price: $220,000 Sale price: $225,000 Contributors: Peter Vekselman Partner Driven, in collaboration with our partner Archie Raglin, successfully purchased a property on Outlook St, Mission, KS, for $220,000 on 12/30/2024.

I have the credit, experience and the knowledge on how to underwrite the deal to show their ROI in this arrangement vs a traditional sale. 

You didn't mention where you are operating, but depending on average home prices, I think you'll be ok.For instance if we're talkin $500k homes, and if you will get a 2.5% commission, split that 50/50 with your Broker, you will end up with $6,250 per sale, right?