Have a lengthy list of do an don'ts and explain that you run a tight business which is professional and thorough.

You can use the WA State Bond program where they will give you enough to cover the down payment and a small amount left over to help with closing costs.

Allow me to put the money I'd pay for the property into gov't bonds paying roughly what the lease payment would cost, and 3. would give them ~$320K in total lease payments including the offset of capital gains, while it would be equivalent to me purchasing it for cash today at $225K.I know there is an income tax liability on the seller's part for the lease payments, but I don't know their situation to judge the impact of that.I've never done a transaction like this before, so please poke holes in it, or if you have a better option, please let me know.

I seriously don't understand something which I'm sure is very simple to everyone else, but in the real estate world, I often see people use the arithmetic annual average as above, but in all other investments, stocks/bonds/finance/banking, I see the geometric average annualized return which for above would be 16.9%, to go from 500k to 800k in 3 years.

Probate is a notoriously lengthy, expensive, and stressful process.

It was a great father/daughter bonding time too.

The reason why I ask if you can't is because I have heard from some people you can't no matter what because you aren't renting the property but flipping it but others say that as long as you hold it for over 1 year you can utilize the 1031 to get into another property.Thank you to all that replyYou’d need to rent for at least a year, the length is irrelevant it’s about intent, if you sell without renting it’s a flip regardless of timeline.

Do the same thing on the bond.

I’m an agent and investor and have bought properties from wholesalers with and without their license not correct  see below from the state of Oregon real estate investigator.the way wholesaling is taught IE selling contracts or advertising properties you do not own and just have in contract is not legal.however buying the properties first then reselling is for sure legal I have been doing it for 4 decades.also in Oregon keep in mind if you doing ANY work on the homes and then selling to the public you need a Developers license , which to get one is simple.. you just need a bond and insurance in the name of the entity that is taking title.. learned this one the hard way with a 5k fine. 

I am licensed, Insured and bonded in NY.