Now I've got a property under contract:$78K purchase$35K in development of utilities.$24K in soft costs (permits impact fees etc)$200K (or less) buildout of the house (size tbd on after-build-appraisal) Likely going with 2/2 A frame 1000 sf.

.- Maintain proper records, such as contracts, settlement statements, and promissory notes.- Additionally, you can track income and expenses consistently using software or spreadsheets.If you track everything, you could show a loss and use that to offset other earned income (such as a W2) which will net you a bigger refund.

Sandwich LO are even better.First and foremost, NEVER combine the two into one contract as the seller.This topic is a seminar unto its own, in order to fully explain what I wrote above, and to understand the why and how. 

How did you obtain the contracts for subsidized housing? 

Then in 6 months refinance into a conventional loan and you can exit the property legally. 

However, while I was still getting contractor bids for different projects, I found 3 different companies that are quick (based off of their contracts and guarantees) and have good quality of work (based off of previous and current investor feedback) but come at the cost of price.

The best the state real estate commissions have come up with is (1) licensure needed to “wholesale” legally and (2) full disclosure of intent to the seller. 

It will also allow you to meet various vendors and contracts that you'll need throughout your journey.  

I don't think the sellers agent does much. maybe take pictures and "review" the contract... the buyers agent is the one that shows the property and the one that draft the contract.

Clear communication and legal safeguards are essential for a successful partnership.