Quote from @Michael Baum: Account ClosedMy favorite keyword alert was triggered!

You've got the capitol already so you can take a deal down as soon as you want to, so the decision is going to be the difficult part, so prior to even looking taking the time to define what a good deal or what a good return is for you, will help you immensely when it comes time to pull the trigger.  

I feel like I have analysis paralysis and just want to pull the trigger on a property sooner than later.

Get on their deal list, review the deals they send, pull the trigger on the deal you like. 

I know that in some states this triggers a stamp tax or some other transaction cost.  

Chris,As far as I know, anytime an account is being converted from tax-deferred to a tax-free account this will trigger a taxable event including in the case of a divorce which is known as a qualified domestic relations order.

However, the arrangement triggers some special risks for buyers and sellers, and it's wise to engage professional help to mitigate those and allow the process to run smoothly.Here's what buyers should consider before they finalize a seller-financed deal.Don't expect better terms than with a mortgage.You may need to sell yourself to the seller.Be prepared to propose seller financing.Confirm the seller is free to finance the sale.You needn't necessarily finance the sale for a long time.Good Luck!

If you refi and then sell shortly after you can trigger an issue with a 1031 for a period of time.

There will always be a reason not to buy real estate, understand the risk and pull the trigger.

However, when I checked with the bank to make sure they were okay with that, they said they didn't approve the transfer and could trigger the due on sale clause.