I buy with cash when I get a sweet discount for doing so (closing quickly) or buy an odd property (2 homes on one lot or a mobile on land for instance) or one with too many repairs for a bank to lend on.My last cash buy, rehab, rent captured about a 55% equity gain. 

BP,     My wife and I just got an offer accepted on a two family that was built in 1960 and in pretty good shape. 

I am buying a small piece of land FSBO.  

It may not be the "rockstar" deal we all hope to land on our first-go; however, it seems like the general consensus is that getting your foot in the door is the hardest part, and once you get 1 deal under your belt you are poised to do more. 

Can we sell homes that are on land contract?

Either he/she didn't, or ex-wife failed to execute and return it... so it's time to record the divorce decree and (redacted) settlement agreement among the land records.

The biggest value is just the land in Hawaii.

If the park is not active has no paying tenants and no cash flow it is worth nothing more than the land value.  

We have a duplex and would like to sell it to buy a house on a 5 acre plot of land.

The less land the better :) bonus points for anyone with commercial experience as her current property includes a commercial building and I have no idea how to evaluate its worth.