Which transaction would not fall under the provisions of RESPA?

The correct answer pertains to a transaction that does not fall under the provisions of the Real Estate Settlement Procedures Act (RESPA). RESPA is designed to ensure transparency in the closing process of residential real estate transactions, focusing primarily on properties with one to four dwelling units.

In the context of the provided options, a barn conversion into a car wash does not involve a residential property being purchased for traditional living purposes; it is a commercial transaction. RESPA specifically regulates transactions involving residential real estate where the buyer or seller is engaged in a sale for personal or familial use. Consequently, commercial properties—such as a car wash—do not fall under RESPA’s jurisdiction.

The other options relate to residential properties. A condominium purchase, a three-unit apartment building, and a house intended for a bed and breakfast all involve residential units, which means they are subject to RESPA guidelines. These scenarios include provisions for disclosures, estimated costs, and proper handling of escrow accounts, which are part of RESPA's intent to protect consumers in residential transactions.

Therefore, the barn conversion into a car wash is excluded from RESPA's regulatory framework, making it the correct answer to the question.