Firstly, I want to apologize if I am not posting a unique discussion and this overlaps with a thread that I have not yet seen.

Investors who really want to sell, but are not quite sure what they want to reinvest in and/or do not want to go out of state, can look at a variety of other investment options, including:Delaware Statutory Trusts (DSTs)Tenant-In-Common Investment Properties (TIC)upREITs (combination of a 1031 Exchange and a 721 contribution into a REIT)Net Lease Property (NNN)These other options have pros and cons just like any other investment solution, so you should always meet with your legal and tax advisors to review your options before proceeding.

I was wondering is there any way to do a creative deal combining 'subject-to', seller financing, and a conventional loan?

Combine this with all of the other great approaches to real estate here on Bigger Pockets.Just got off the phone with a homeowner in Oakland that was exploring two options to finance $14k in home improvements. $14k subordinate lien @ 8%.Cash out refinance to pay for the $14k.

I have 6 other SFR's that are doing well with cash flow and looking for one or two more for a 1031 this summer to combine with a DST (somewhat like your REIT suggestion) for the rest.  

Savings are nothing more than the difference between what you spend and what you earn, so you have two options (or a combination of the two) for increasing your savings: 1)reduce your expenses, 2)earn more money.

Combine 1&2: a deep pocket needed to start.   

I had a unique situation come up and wanted to see if anyone had any ideas. 

You will have a unique marketing experience.

Which is a pretty cool combination.