Short sales take a very, very long time to close. 

Firstly, inquire about upfront fees, as reputable lenders typically do not charge them, and collects all fee's at closing.

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.

However, I’m not actively looking in NC mainly because I would like something relatively close to where I live, especially if any type of rehab is needed.

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.