If separate, is GP taking the 20% split + their share as 10% LP or does 20% include their 10% equity (effectively equating to a 10% GP bump)Loan guarantor fee and dispo fee is a little higher than I have seen many other deals.  

The “tales” of nothing down/seller subordinates “down payment” done successfully almost always hide the most important information - that the buyer either provided additional collateral (such as real property owned “free and clear”, a certificate of deposit in an amount greater than the down payment required, or the buyer is financially strong enough that part of the financing was in effect a personal loan or line of credit. 

How do you think this will effect rental rates , home sales ,  construction costs , and insurance costs in Florida and up and down the coast  ?   

If you only need it occasionally, continuing to rent and write off the costs might be more cost-effective.

A couple of years back I read an article regarding what was called the donut effect when it came to major cities.

For a property that clearly has an abudance of section 1245 assets but is below 500k, using the DIY software would be a cost effective way to generate the study.

I have some brokers telling me that it's still a rent PSF calculation, but I'm just not seeing how that's an accurate way to price it b/c of the effect a drive thru has on the ability has to drive traffic.

Hi Scott,It seems like you’ve got a strong understanding of creative financing and investing strategies, but I do have a couple of comments and suggestions that could help you improve future deals.First, while your financing structure was incredibly effective, it’s crucial to always account for potential delays in renovation and build in a buffer for holding costs.

Are there specific ways to build trust or present the proposal that you’ve found particularly effective?

Through various iterations over time, IRC § 1014 now provides basis adjustment at death (sometimes also known as a step-up in basis) and can be very effective at reducing capital gain taxes after the death of the property owner.