I know something like 40% of all homes do not carry any mortgage, so I have to think that it's possible.

And last major repairs.My realtor relayed to me that the seller is leaving the country and is willing to carry the loan, rents were low with long term tenants, one tenant could still remain but could move out as part of closing. 

I can't tell you how many times when I first started and I just looked like some 23yr old kid but people gave me a chance because of how I looked and more importantly how I carried myself.  

He was very happy to carry for me.  

Currently, we're unable to write off losses due to income, and have a significant capital loss carry forward. 

@Eric MichaelsAt Sheriff's sale auction, know how much $ down you'll need at time of sale, know your max bid up front and stick to it - don't get carried away.

What about a private lender if the numbers is right and has equity you can refinance it and have an exit strategy I did ask about the seller carrying the down payment, but the seller wants as little to do with the deal as possible. 

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.