I want to do this but am concerned that if a lawsuit ever happens that they'd still be able to find a way to my partners and my personal assets.Secondly, I believe this would trigger the 'due on sales clause' in my mortgage.

If we get any small piece of the property sold we have an investor willing to pull the trigger on the remainder of the land.

I am thinking of suing myself in small claims to "trigger " a loss and then put a claim into my title insurance company. 

Thanks i think i am just gonna pull the trigger and close it out and move forward.  

. - One possible solution would be to keep the existing boiler/baseboard system for backup and/or use in extreme cold (possibly triggered by an outside temperature sensor).

So pulling the trigger is an important part of the process and why many never even get started.

Get off the sidelines and pull the trigger, don't get caught in analysis paralysis.

But I am ready to pull the trigger on a deal so if anyone out there can help, I would really appreciate it. 

Brandon Turner agreed to 12% interest and 12 points on his first flip...but it got his foot in the door, so weigh the pros and cons once you get some idea of what rates/terms you are looking at.As for your second question....you always want to have money ready to deploy when you contact sellers, mainly because if the deal is good enough, you need to be ready to pull the trigger immediately or you will lose every solid deal to flippers with cash in hand. 

There are a number of real estate "investors" that want to invest but will never pull the trigger on a property.