Simply by living in a property for two years you increase your return by the tax of as much as 25 - 30%.  

And then to try to cut them out of their rehab profit because you think you can do it cheaper?

Especially uncommon since when that financial hardship would have occurred the borrower would have likely been able to simply sell off the property and walk with north of $700k.  

With as many west coast investors out there looking for opportunity, someone needs to figure out a TK business model focusing on the bay area and offering a fund model (i know there is a proper word for this, but my mind is simply not working right now).   10 equal shares in one property?  

As an added thought, I also wonder what's to keep any of the investors from simply using the deal I present without being included in it.

Students must live in campus approved housing for freshman and sophomore years, and junior and senior students with scholarships are also required to do so, however juniors and seniors without scholarships tell me they are anxious to live "off campus"Since apartment is one block from university, students can walk to campus, saving them parking permit fees.Additional income could be had by putting in coin laundry, soda/snack machines, and renting out storage units in basement as well as garage space.I have a friend that currently is the maintenance man for the entire university, and he is questioning students as to how much rent they are paying to live off campus currently.OPTIONS:  Rent furnished apartments to 4 students per two bedroom and two in basement unitRent furnished apartments to 4 students per two bedroom and create common area in basement for study/recreationRent all units unfurnishedOption to raise rents by including all furnishings, cable, wifi, cleaning service etc. with them simply paying rent and electric.FINANCINGtax value (not market value) 105,000Taxes $2,200 with no exemptionsProperty currently has a 30K mortgage left of a 55k loan previously taken out to "give first child his half"Owner, due to age is most interested in payments, and leaving remainder to 2nd child for "her half" Owner has expressed the following offer :30K to pay off current mortgage, and 250K to purchase an annuity that would pay $10K/year for his and his daughters lifetime.In its present state, I question whether the property is able to be financed FHA due to condition, though it is a solid building, the maintenance has been deferred.comps on property are practically non existent.MY SITUATION:I have perfect credit, and am about to flip a seasoned home with no mortgage and expect to clear approx. 70K.I am single, steady long term employment, and have no debt.I have a realtors license in inactive status, and have hands on experience with major property improvements.I am a "Dave Ramsey" girl, and debt makes me quiver...  :-)Note: Property is currently in a Life Estate Rev.

Your competition is fierce so you need to figure out in time what your core value proposition is and where you can add value to the market where others just aren't cutting it.Build Relationships, Build BusinessMy advice to all newcomers in the L.A. market is to focus first and foremost on networking and developing relationships.

TOOLS REQUIRED-Post hole digger, long handled pointed shovel, baulk-line, measurement tape, power tool with plastic cutting blade, extension cords, concrete combination tub, 4' level.

All appropriate permits will be pulled and electricity will be cut while I am working.

(If I were to sell it off market I imagine that the agent would want a larger cut) Any tips?