One question I have is, say I get a seller to sign a purchase and sale agreement and have 21 days to find a buyer of my place in the contract... what if I can't find one?

I have been trying to compile the most comprehensive commercial due diligence for each side, seller & buyer, and have a lot of information to be thorough yet efficient.

The refinance is correct as you described except the unsecured loan was only for $33,464.34 after some credits on the closing statement from seller.

I got motivated to take action and bit off more than I can chew.I live in Portland Oregon, and the property was listed for 209k. 3/1 1550 sqft.

We have a handful of Comercial lenders local to Fall River where I live and operate my businesses, who will go down as far as 10% down on the loan as long as you can get the seller to hold a note for 15%.

there are at least 12 backend fulfillment companies in Utah that are the back end for virtually every real estate training program in the US.. its a HUGE business and most gurus need them .. its a ton of up front money to put on these events.but its not only real estate guru's its sales training guru's  motivational speakers etc etc.. like I said this is a HUGE business and for whatever reason Utah is ground zero for all but I think rich dad which is based out of FLA

And raising the rent each year on the same leaseholder is motivation for them to move out when the lease is up!  

Basically, I had no choice but to get the loan from finance guy(who by the way can pre-approve me in 30 minutes if I finish on-line application process) that I never met due to last minute request from the seller.  

If I was in your shoes the only motivation I would have for putting down hardwood would be for resale because it is a SFH.We have redone 3 apartments in the last 2 years. 2 - 2 bedrooms that rent for $1650 and $1700 and a 1 bedroom for $1550.

I am closing on a 2 unit in two weeks and was able to negotiate a new roof and other minor repairs to be made after close using funds from the seller out of sale proceeds.