In a VA loan, there is an exclusion to the due on sale clause if the property is sold through a land contract (aka agreement for sale / contract for deed / etc.).

I'm of the believe that you take the financing that's available and fits the bill for the opportunity you have in question - whether that means accepting variable rate risk for the right deal (or for a deal that has future potential for easy refi's to more stable funding, or one that you plan to only be in for less than the fixed period) or holding until you can align a deal with the availability of fixed rate funding.

If I am going to live in the desert (Phoenix, Tuscon), then Las Vegas would be the only acceptable place to live.

@Kathy Anschutz If someone provides me with the full credit report that was pulled within 60 days, I accept that.  

so it's taken me 5 months and lots of tears on other rehabs, but we finally finished this one.here are some pictures of the final product. if you have seen pics of our other houses, the interior starts to look like a cookie cutter home. same colors, same finishes, same, same, same..so i hope you like them.listed 30 mins ago on poslets for $1,075, we accept petsi have to look at the numbers when i get home from vacation, but i think it was around 10 to fix. who cares, really. what needed to be done got done. at this point, it just snowballs and the rest pay for the new acquisitions. i love keeping my subs busy, i just love it.

I ran the numbers told him my price he didnt accept it.

The annual exclusion for gift tax is $14k, but this can be doubled if you also use your spouse's annual exclusion. 

In addition, although, I may be wrong, I believe you can't accept an offer from an FHA buyer until the 90 days are up.

Just make your offer as strong as possible.Shorter inspection period, although he reccomends 0 since you have time between acceptance and signing and the banks may give you up to 17 days depending on bank addendums3% EMD (Copy of check)No weasel clauses, but use the inspection clauseTell them you will be living in it since they do prefer Owner occupiedIf you don't already have an agent go to their listing agent and let them know you'd like to use them on the front(when you buy) and back end(when you flip)Offer the selling agent 1 commission point moreAlso, deals of the year come by on a weekly basis.  

Now if you offered me $500, I'd probably be willing to accept the risk.