Big Closing costs. 

Last Thought:  If your parents plan on exchanging into a property with the intent of renting the property to you, make sure that they are charging you something close to fair market rent for living there. 

Use my last scenario a Duplex in Indiana just outside Carmel in an upcoming area investor went into contract and closed on a $175K Duplex (2) unit which had "New" renters at $1200 a door a month

Most Hard Money lenders will look at reserves, cash to close, experience, and sometimes credit.

With your May listing and July move-out plan, your agent can suggest strategies for a smooth sale within your timeframe, including flexible closing options.

@David Braut the Harbour View/Belleville area of Suffolk is really growing and seeing a lot of development and in my opinion is a great area to flip as well as rent if you’re close to the Walmart up there because of the military base that’s across the street from it.

Rehab ($25-$30k) on my first BRRRR is coming to a close (Purchased mid January) and I am now hunting down financing.

I’m having a hard time finding cash buyers for land in Colorado, I have sellers wanting to sell but I can't get the deal closed because I have no buyers.

I'm in the middle of a 203K renovation and had drawings done before close in October.

BUT i wouldn't buy with the intention of selling in 18 months. you never know where the market will go, your closing costs could easily eat up the equity you built up, etc.