As outlined above, arms-length is the way to go (it looks as if you've learned about this as well) because all the banking rules are cut out and the lender actually becomes the bank - setting terms (full payout on sale of property if shorter than 1 year term), interest rates (any agreed upon rate), and even the maximum funding - up to 100% ARV if they are willing to take a larger risk.

@Dion DePaoli thank you for outlining all those details.

I'll outline several reasons these commercial loan products from small portfolio lenders work better for me in my business.I do not use conventional government backed mortgages.

Outline where you want to be in five years.I'd pick an area of investing you have an interest in.

Outline where you want to be in five years.

Do you think the contract ought to be in the purchase offer between me and the seller, or do you think I should not mention it in the purchase offer and have a separate contract between us that outlines the deal?

Many do not realize that there can be criminal penalties for writing bad checks as outlined in the attached:http://www.ckfraud.org/penalties.htmlGail

This particular property has those issues I outlined that might lead me to selling it and replacing it with an easier property.

Is it more complicated than what I outlined?  

I think it can be done, I just want to be sure I've put some thought into it first and outlined my companies values before engaging.