/, and both LLC and C Corp (almost universally discommended on here, it seems) were tied as the best results.My gut tells me that my above wishlist isn’t going to all be satisfied with any single structure.

I understand the level of rehab will vary from investor to investor but it would vary greatly if its just some carpet and paint vs a full gut rehab.

Your deal is only as good as the one you find, the house doesn't have to be a gut to have meat on the bone.

The home was gutted without a single original pipe or wire left.

The property is overgrown with ivy and a complete gut-job, and the estate owes ~65k in back taxes to the city; however it’s only worth tax assessed value (17k), so its never going to be sold conventionally since the estate can’t bring any money to the table (and neither will anyone else).We were able to get approval to go through the city tax lien release process, which requires paying the city the tax assessed value, then they  will waive the lien.

For example, the GC needed an extra week to start the project, so I hired a demo crew to gut the place so it would be one less thing needed to be done, but the GC didn't like that.

The question is what is your gut reaction when you hear that we are planning to market the home prior to division approval (it will take 1 plus year) with a requirement that the buyer is required to reconvey a portion of their land once approved.   

Fully gutted and renovated the space, then occupied it as office space for a residential real estate office.

Purchase price: $675,000 Cash invested: $250,000 Sale price: $1,525,000 Purchase and full gut renovation of a DC row home in a historically preserved neighborhood.

Purchase price: $500,000 Cash invested: $100,000 Sale price: $865,000 Full gut renovation of a DC row home.