Maybe the seller would consider carrying the note for a few years.

You are trying to compare a gauranteed cash asset (life insurance) with investment vehicles that carry risk.

 A deal falling through is often a great learning experience that you will carry as you step into your next deal.   

If you have very high standards and you want to be involved in many decisions and are constantly being let down because no one carries about your properties more than you, PM sounds more appealing.

In case you weren't not aware, an improved or built-to-suit 1031 exchange allows investors to use a part of their 1031 proceeds for carrying out repair works in the replacement property.

@Javier D. you could assume the existing mortgagePay it off with a new loan and let the seller carry back a second.Leave the mortgage in place and transfer the LLC if the property is held in one.

Even cash flow in certain markets would not have carried the day in 09 to 2011.. 

You will also need money to carry the loan until you can exit via your exit strategy.

I think Big Bear would be a decent investment if we had all cash to purchase a property, but in carrying a mortgage, the juice didn’t seem worth the squeeze at the end of the day.

I have a contractor that I like a lot, have used a lot and trust, but he does not carry insurance.