You prpobably don't care about Ohio, but their requirements might be instructive.You can only file January 1 through March 31.

You'll have to meet higher ratio and FICO requirements. 

Instead, it reduces the seller's net sale proceeds, which may impact the amount required to be reinvested to fully defer capital gains taxes.For the buyer, the credit lowers the property’s basis rather than being deductible as a repair expense.

(example)A 3115 will be required to claimed the missed depreciation.

There are certain things that require experience that DIYers just can't get right or spend way too much time trying to do.

Pretty,  as others have stated here, the permitting process through the City of Cape Coral has been hindered by their ability to scale up their staff to handle the massive demands for all permitting including new construction but also anything else that requires a permit, home improvements, sea walls, alternative sea walls, pools and more.From your post, I can see that you are frustrated, and I believe some of that is due to not understanding the steps and processes of new construction, including what must be done prior to submitting permits.

A lot of cities require you to get a work comp policy if you are an owner builder unless you hire all people with their own policies.

The key to this is finding a HML that doesn't require access to the property for an appraisal.

Lenders are lining up to provide down payment, “gap” financing, and earnest money deposit financing so that they, with no experience, no capital, and no knowledge can purchase a property they incorrectly analyzed as a good purchase, for “nothing” down.I agree with all but number 8, which requires some explanation.I am personally aware of a half dozen mentors/gurus that have made substantial amounts of money buying and selling real estate.

For example: the multifamily sponsors will usually pay the considerable extra cost required to do a cost segregation analysis and this will increase the investor depreciation in the early years (versus an individual, direct investor who often will skip doing this because of the cost).The advantage of the passive investment is that you don't do any work.