It is not on the MLS or for sale and as far as I can tell it is not in foreclosure yet.

My wife and I are currently buy-and-hold investors and have 5 units, a mix of SFHs, condos, and a duplex, plus have one flip underway.

Lock box going on today, and a rehab investor walking it minutes after :) I Told myself a month ago by the end of the year I would wholesale 2 homes...I think that goal needs to now be adjusted ;) I'd like to give a big thanks to my mentors Jesse Burrell, Jared Vidales, and Brian Roberts of HighestCashOffer.com for bringing me on the team and teaching me so much everyday.

Hello Nurum,If you sell the note you will take a pretty good hit and a note buyer isn't going to be overly anxious to buy a Contract for Deed with the low credit score. 

And as I said I'm NOT a newbie borrower from PL's I've been doing it since the 80's and up until 2006. 

I came across a local developer who seemed to have a good reputation and a track record buying small to medium multi-families, doing some work refurbishing and repositioning the properties and flipping them in a couple of years.  

You will need the help of a QI and a CPA/Attorney to ensure you structure this one correctly. 

I currently own a commercial property In Upstate NY and a Rental property in Michigan.

No inspection contingency and a 10% earnest money deposit.

As you are analyzing these deals normally the banks would use a 5% vacancy rate and a 10% management fee.