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.

Then it will give her the flexibility and she might or might not move out after the refi

Other than a decent amount of capital I have, being a real estate agent and having a flexible time schedule, the only thing I can think of is bringing deals and educating myself, any other suggestions?