I will say that going into business with a friend, especially a situation where your friend lives in the investment property could be a huge problem, and end your friendship.

I really think you’re going to see even more downward pressure with the tax bill in states like Illinois and areas like ours that are still prob 20% below 2007 highs, especially on a larger condo that is probably more likely to sell to a couple.Lastly, I presume you’re talking about properties in aurora.

Those cities have become somewhat of a sixth borough for many New Yorkers especially in the South Florida area.

I prefer my clients get straightforward 20% down conventional if house can pass appraisal (I'm amazed at what condition passes appraisal with a 20% down conventional loan versus an FHA or VA appraisal), so they don't have the accountability to the lender after purchase, can do most of the work themselves or choose their own contractors as needed, especially as many items can  be financed later. 

There are ways it works, especially considering the TSP loan is just paying yourself back with 2.5% interest over 5 years.

But to be honest, it takes about 10 minutes for an agent to write an offer, especially if you identified the property and know what price you want to offer at.

I'm sure that there are a few big Players here on BP that has done that before, especially those that buy a LOT of inventory for their portfolios. 

@Chatree C. a live in flip is the best entry strategy in a hot market for a young person, especially if you are single without kids. 

You're absolutely correct and you should do your vetting of the PM company before you refer someone over to them especially when you're getting paid a fee. 

Especially since it’s not in the lease.