You and I can't stop Wells Fargo from screwing over their customers at every turn, but we can kick the meth dealers out of our apartment building. 

An air conditioner is necessary for the general operation and maintenance of the building since it provides human comfort, making it real property.

However if sellers, as a rational and critical humans motivated only by maximizing utility, are willing to pay that amount, one cannot blame an agent for accepting such generosity.  

It's obvious you only see them as objects of contempt, parasites on the a** of humanity.

Remember that the city officials, inspectors etc. all have one thing in common, they are human, have to put one pant leg on at a time and only have 24 hours a day to do this.  

This, of course, doesn't replace the accountability and human spirit of a coach or mentor, and perhaps therein lies their greatest value.

I will be responsible for securing the debt, finding the contractor, performing the work and getting the units rent ready as fast as humanly possible.That being said, I just want each of us to make an equal investment, receive equal cash flow, capture equal equity at exit and maybe add an equity sweetner at the end for the other partners who are teaming up with me for the first time. 

Many people wouldn't think about the tax implications of this until after the sale...and you're on the right track.Selling land that you developed would qualify you as a "dealer/developer" and the whole gain would be ordinary income and subjected to self employment taxes.

I don't like them now for short term I usually have 5 to 10 million out at anyone time.. so I get that.. but its all paid off  as inventory sells.. much like being a car dealer ... you only take on debt long enough to move the product.

I would intern at what ever real estate companies your interested in.My daughter was interested in finance.. and she interned during collage with a high level appraisal company that did apprasing for emanate domain cases.. and she worked on the one in Napa CA were the state and city bought out a big swatch of the napa river for flood control project and many business had to be relocated from hotel to shopping center to car dealer all of them needed to be valued.. it was high level work she enjoyed it.she then went on to graduate top of her class at Davis CA.. in managerial economics degree and promptly got snapped up my Intel after offers from Apple and Micro soft.now 14 years later she is a SEnior controller and a Dave Ramsey disciple which means at her age home just about paid for 2 kids in grade school and NO debt and a ton of savings and max's out her 401k.. she has little interest in real estate she owns one rental but only rents it to family. that was her path.