The free moving van is genius and fits perfectly the "helpful realtor" motto. 

Planning for things to go perfectly is a bad idea IMO. 4. 4% appreciation is a bit aggressive if you want to be a more conservative type of investor.

If your looking to do 2-4 unit properties then the 5% Fannie Mae program is perfect for you.

I just found the perfect adverse possession home, dead owner, no heirs, no bank but was too late and owed way to much in taxes and interest to bring current without a title. 

No one is perfect.

I was the HML he never came into title. but got paid on the hud.State put him out of business. when he got in a fight with a client who filed a complaint.. he actually ended up getting arrested because he did it again.So for him to continue I would charge him a transaction fee to put him into title then 2 or 3 days later the LA turnkey buyer would buy from him. and he got paid as the seller ... that worked perfect we did probably 50 to 75 of those.. until he fell back into his pattern of taking fee's on properties he did not own.. this was as stated Mississippi so that's two states. 

We knew the property had an absentee owner who would be wanting/willing to close fast so it made sense to provide them with their perfect solution.

And it's not for everyone, and that is perfectly fine. 

So going from a ranch to MF of any type is perfectly fine.In this scenario it would be possible for him to sell the ranch and take $250K or $500K of profit tax free. 

That is a perfect example of integrity in my book.