A lot can change in the market in a year or two, and you add risk when you do long projects like that.Finally, unless you're planning to live in the property (and even if you're planning to live in the property), federally insured loans are rarely a good choice for flips. 

Whether due on sale clauses reach a particular transaction depend almost entirely (except for a few federal provisions) on local law.

I prefer not so that I don't have to file individual series Federal taxes.

Servicers are insured and bonded.99.9% of the good ole boys out there collecting mortgage payments with escrows are not going to be in compliance with state and federal law, they don't have  clue as to the lender/servicer liability. 

Federal Court Ruling -Rental Inspections - ArticleFederal Court Ruling on Mandatory Rental Inspections - 4th AmendementLinksThis upheld the fourth amendement of the constitution regarding warrantless forced-government inspections of rental properties as unconstitutional.  

I also won my client over $350k in a federal parents case in Atlanta for said subject matter.

While there are no common rules for which constitutes "too large" of a concession/credit, our experience has been if you are north of 10 - 12(ish)% of the purchase price, the lender is more apt to:order a new appraisal on the property (as something was obviously incorrect with the old appraisal); underwrite the lower (after credits), value of the property; or walk away.We had a concession of 18% on one purchase, but it was a unique situation involving a discovery late in the Closing process and it took a lot of phone time with the lender, who in the end withheld a portion of the mortgage funds (almost like a construction draw) until the required remediation had been affected.While there are legal and process differences, in a real estate transaction, between Québec and the rest of Canada (RoC), finance regulation is predominately federal and has little variation across the country.

Are there federal guidelines on how long it must "season" before I can refinance or will it vary from bank to bank.

No representations can be made on how any court in any state or federal, will interpret the regulations or apply them, and that said interpretation or application will be different from this analysis of the law.Therefore, there is no guarantee that relying on this analysis will prevent governmental or civil actions against the lender/seller.

All they pay in terms of taxes given the pass through taxation of partnerships, is 15% federal + state, on the capital gains.