Initially I thought about getting a hard money loan and doing a traditional transaction so that my in laws can get their money right away, however time is not of the essence Someone also told that me to save money (avoId poInts/fees/Interest) and just “partner up” with my InLaws and write a contract stating that upon the sale of their house, they’ll get their 400K and I’ll get the rest, have them give me a quitclaim deed to the property and i’ll pay their mortgage and expenses during the rehab months.

If you have partnered with your Ira &  lend $$ from your IRA in the scenario described it will be a “prohibited transaction” and blow up your Ira. see if you can get a non recourse loan from an allowed person, Ira, or company. 

It is an animal that works, provides assistance, or performs tasks for the benefit of a person with a disability, or provides emotional support that alleviates one or more identified symptoms or effects of a person's disability.

As a condo owner it made prices stagnate as this limits the buyer pool to conventional and cash transactions.

As private lenders, we prefer this as it gives us more comfort that the purpose of the transaction is business purpose and we are not providing a loan for an individual's primary residence.  

With so many parties involved in a real estate transaction, the waiting is the hardest part.

Then, just have your broker review every document that is produced and give you advice at every step of the transaction, and pay your broker yourself.

I'd work on digital strategies like Facebook since you can still target your desired areas effectively without "boots on the ground" like bandits.

As @Lucas Miller said, the economy is a complicated beast and is effectively impossible to time.

If so, what you call this transaction and who would be willing to do this?