In short, you're going to have to test your market.

I am looking to retain and would prefer a long term solution not hard money or short term. 

With our profit center being the monthly mgmt fee, I would not be able to afford the high level and educated staff that I have on these types of homes that can have frequent periods of $0 income because of tenant default and evictions.

Many are able to generate attractive cash flows in the 10% range and deliver 20% IRR over say a 3-5 year hold period.  

In short term probably May easier to have my partner carry the paper and finance the deal  

I could not agree to this and the seller could not agree to a lower price to compensate for the above and so the deal fell through.As you see above although the deal fell through, I believe I learned something about the types of loan out there, closing period and alternate lenders.

As far as I can tell there's no way I can defeat the redemption (short of buying the redemption rights for several times the auction price), but if I have to move out 2 days after I receive the papers I better start packing now!  

What should I be doing in my due diligence period?

How soon can I qualify for conventional loan and can I time it for purchasing the property that I am in due diligence period?

My retirement account is a Florida state retirement fund (so, I would have to quit my current job and possibly pay taxes and applicable penalties on the 70k and, there is a 3 month waiting period once employment is terminated).