Before I can tag it, i need to show the state a bill of sale which I Don’t have.

Like would a local bank meet with me and hear my sales pitch and consider backing/loaning to me? 

The issue is a lot folks (self included) are transitioning from regularly paying W2 jobs and building the business before taking the leap into full-time commission based sales.

i'm in the process of exchanging out of an existing property, and into a large multi-family value-add syndication through a TIC structure. the syndication team is looking to refi their acquisition loan approximately 2 years after the acquisition to return investor capital. the business strategy calls for a sale in year 5. any one out there able to opine as to whether the cash-out refi would fall under the 'step transaction doctrine,' and thus be a taxable transaction for me?

Although we don’t anticipate any issues, we had a proper agreement of sale, mortgage and note, and we are closing with a title company (so there was a title search and we have title insurance) and will be using a loan servicing company to avoid any confusion about payments, balances due and taxes.

There is a plethora of vendors available who handle title, site visits, loss mitigation, legal/foreclosure, property preservation and property sales -- all can be directed via phone/email. 

It'd be great to have that rate locked in across sales and could definitely be another pro for this seller. 

More importantly, this is an REO sale, and they typically come with title insurance.....which means the bank will pay off any past due taxes and liens that survived the foreclosure auction.

It is eating into any profit you will see from a sale so sell as fast as you can.

Be very careful to understand the priority of liens in this sale... and whether you are buying subject to an existing first mortgage, etc.