Question: I'm an agent trying to deal with an owner on a small commercial prop says once a buyer signs LOI they can get any relevant leases do their due diligence as well as do their inspection before going to contract.

After 25 months, If they can prove that they lived in the property for two of the past five years, they can sell it as an owner-occupied residence.

For RE owners, death allows you to pass assets to your heirs and step up in basis, effectively eliminating recapture.

Hard money is a type of business loan for non-owner occupying investors.

I also still use it as an owner.

See who represents owners frequently in your jurisdiction and get set up with them.

Alternatively, you could consider seller financing, which could provide you with a steady income stream while selling the property.As a real estate investor, realtor, and owner of a construction company near Texas A&M (College Station/Bryan,) I'm happy to help in any way I can.

for me  a handful since early 80s  now in those days I was ONLY buying land that had owner contracts on them. 

I’m a new STR owner and still learning.

If you were to buy direct from the owner you will get great deals!