The requirement to defer all tax is simply to purchase at least as much as your net sale (in your case 50% of the net sale of the entire property). 

The only people you will attract are those who can't get bank loans and that's probably not the investor you want...If you want to sell to an investor, structure the deal so it is attractive to investors- figure out a competitive cap rate and back in your numbers from there. 

I currently have a home in Augusta, Ga listed for sale.

@Amirra Besh If you call any agent, they will typically charge 1 month of rent to find a tenant.Just like in a sales transaction, where the buyer's agent and listing agent split the commission, an agent will offer another agent that brings a tenant 50% of the one-month of rent as commission.Many owners are trying to put pressure on PMCs to lower this fee because they think the monthly management fee should cover at least part, if not all, of this.Here's were penny-pinching owners screw themselves: PMC's will charge lower than the one-month of rent, but they offset it and do NOT tell the owner the negative repercussions!

Very chill meetup with no pitching or sales, just REI people hanging out and talking shop.

The credit union with which I work does have a due on sale clause.

There is no work around to the due on sale for an FHA loan. 

Most clubs get a percent of the sale.

Have I think one investor that’s willing, have four off market properties that need slight rehab and have been rented for awhile but are getting kicked out because they are up for sale.  

However, for any SFR and duplex, a residential lender will value the property based off the sales comp approach, just an FYI!