Its a college town so houses rent fast and we have a known reputation for keeping good houses and being decent and flexible with the tenants.

Looking to do a fix and flip but have no liquid cash. Have about $25k in IRA, 401k and Stock between my wife and I.Any lenders willing to use our retirement and stock accounts as collateral in lieu of cash downpayment...

Thre is flexibility with it. 

Large 4th bedroom, w/ flexibility to be a workout or play room or a private separate bedroom. 3 of 4 bedrooms have custom closets w/ sliding frosted glass doors & easy gliding storage trays.

So think minimal contingencies,  flexibility to let the short sale approval process happen but then quick time from approval to close.  

Large 4th bedroom, w/ flexibility to be a workout or play room or a private separate bedroom.

Two great benefits are: Speed and Flexibility.

I just interviewed an SEC attorney on Friday and she mentioned that there is more flexibility if you only have 1-2 accredited investors on a deal, but I would proceed with extreme caution if this is the route you take.  

To be honest, this decision could be lopsided due to "Happy Wife, Happy Life" but we will see.Just a quick background, I work a 9-5 job with flexible hours and work from home policy (usually in the office most days though) and maintain a stable income.

Moving the property into a land trust does not trigger the same flags (Due on Sale Clause) as does a transfer directly into an LLC, so it gives you much more flexibility.