The owner ended up getting transferred out of town and sold 7 months later for almost another 10% higher on top of that.

contract expires at transfer of deed. 

However in Washington you have a great 1.78% excise tax anytime you transfer title so it would wipe a ton of profit away to double close.

My loan officer said that underwriting won't accept a gift as a down payment so the money + reserves would have to be transferred to my account and it would have to sit there for a couple months.

I design hotels in the Boston area as my full time job, so i'm very up-to date on wall and ceiling assemblies that mitigates sound transfer.

Why not retake your 60-75 hour licensing class in Georgia over a 2 week bootcamp (since NJ education won't transfer) and get licensed there?

Most closing agents insist upon a Wire Transfer or Cashiers checks - - both are considered as Commercial Cash.

The part of this I was unsure of was that I offered a promissory note rather than a title transfer upon agreement.

So I'm not willing to get charitable, the number HAVE to work for me or I'm just not doing this deal.I think you're right @Bill S. that they just have to transfer some money to me, in order to reduce my bottom line.  

At this point it's been 2 months of them squatting in the apartment without payment and they also stopped paying water bills which if the tenant doesn't pay on the account in their name, it gets transferred to the property owner's account.