The problem is that the seller is attempting to sell a property quickly, for his own reasons, but the buyer is not an end buyer but a wholesaler attempting to tie up the property by putting it under contract.There is nothing wrong that.

I really don't want to tie my cash up for 12 months.  

  There are many on bp that would like to be in your shoes, A newbie with 2 three units and NO MORTGAGE ! 

Additionally, I have ties to Miami area private and conventional financing institutions. 

Most of their cash is tied up in houses right now that they are flipping and waiting to be sold.  

Think about the odds of that for moment.Secondly, you'd need a listing agent asleep at the wheel that's going to let you tie the property up hoping to find that buyer mentioned above, and not realize that you have neither the ability nor the intention to actually buy the property yourself.

Getting HM cash is pretty easy these days and it's usually smarter then tying up your own funds.A lot of investors will say "cash" even when they mean HM cash.

I don't have any direct ties with the location other than that it appears to have many opportunities.Any thoughts would be much appreciated!!

People are trying to help, and I am certain @Donald Tepper really did not mean to insult.If you are going to be rehabbing and flipping properties you are going to be meeting a lot more insulting and condescending characters- believe me.Take the advice at face value and move on.Put yourself in the money lenders shoes - They are in the business of making as much money as possible with as little risk as possible.

If you have a sewer system, the county may require you to tie into it (change of ownership).