I wonder about getting a construction loan on your primary to finish out the renovation- the value will be done as completed based on plans and specs, and you'd need a licensed contractor to be finishing it out which it sounds like you have, but it might be something worth exploring.

It is a very unique property that consists of a "tree house" that is purposely designed as a couple's retreat - it's very romantic and has all the right touches. 

@Pepper Bradford-  thanks - 1) anyone thats  bringing in  funds for the  down payment on a  inv purchase  will need to be a  co borrower and go on the loan / title   2)  this isnt  anyhting unique or new   for  traditional lenders    3)  many investors  will  balk  at  having to  provide your  lender  all their  financials / tax  returns  etc ....maybe you can  find some that  are OK with this 

Cold calling, you can explore every option even if the owner doesn't sell.

Hey everyone, I'm not having too much luck with finding deals on the MLS (duh) and want to start exploring off market opportunities.

I paid for a consultation with a colleague who was the IRS technical advisor on code 469 for 25 years to offer some feedback and clarity because it is so unique. 

DM me if this is something you would like to explore

Here's what you need to explore beyond the loan assumption issue:1.

It's definitely a unique strategy for unique situations.  

I’m exploring the option of investing with NT Capital Group.