If you're flipping, run the numbers with a bit of cushion in your hold period and you may get the opposite result.

The lease states that I need to give a two month grace period after notice of termination.

So you could give examples based on a number of different income assumptions, i.e. if your income is currently $X (placing you in tax bracket Y), then your tax obligation would be $Z if I pay you in one lump sum, or $Q (which is hopefully much lower than $Z) if I pay you over a period of 30 years. 

We arein the 120 day waiting period where people have the opportunity tocontest the trust right now.

No contracts, no negotiations, no escrow period, etc. 

Both are 10 yr draw period (interest only payments), 20 yr payback.

You have an inspection period but you will not conduct a formal inspection with a inspector.

HUD allows a 15 day period to initiate utilities at eh buyer's expense IF the FSM allows the utilities to be turned on based on their previous inspections. 

I'm thinking rent it out (I have renters that can move in mid February) and wait out the 6 month seasoning period for a cash back refinance.

I guess the part that makes it longer is the first look period in which only owner occupants can bid.