I have been an active investor most of my life and now I enjoy passive investing.

An owner carries is the best; you could do a wrap as well.   

As an owner you're allowed to manage your own properties.  

Ground-up construction is 10x easier than remodeling an old house.

Assume an average 3bd 2 bath house in Columbia $150,000 (e.g. 

A consoldiation exchange is frequently used where an investor will sell several smaller properties and 1031 exchange them into a larger MF property. 

We have an agent we work with in Central Florida that is awesome! 

In Texas an unpaid sub can put a lien on a property, sometimes as late as 4 months after the project finishes? 

@Chris Seveney it is in an upper middle class suburb of Cleveland.

If they buy something for your property and you pay them back, it’s just like you bought it yourself—so you can count it as an expense in your bookkeeping.If they don’t get reimbursed, then technically it’s a gift/donation, and you can’t deduct it as an expense.