Tax advantages from depreciation can help minimize tax liabilities.

even shipping costs from so cal to nor cal throw most scenarios for modular homes out the window. perhaps based on your experience you can minimize those drastically. 8k a truck load. 3 trips minimum. 

Wife has already indicated that she may not attend.I really recommend everyone working RE or wanting to work RE should attend at least one BPCon.  

For a $35M property, this equates to about 1.43%, which is slightly higher but still reasonable.Market Norms:In some cases, commissions for very large transactions can be negotiated lower, especially if the property is expected to sell quickly or if the broker anticipates minimal effort to close the deal.The presence of a flat fee for properties above certain thresholds is not uncommon and can provide predictability for both the seller and the broker.Conclusion:The commission structure provided in the image appears to be fair and within the typical range for large commercial real estate transactions.

CAPEX can be minimized by purchasing the right property, frontloading fixes, and having a reserve fund- all of which you would have with an LTR as well. 

Laud area-Cash flow is minimal, $300 a month-Selling now would allow opening up of equity to redeploy in another market with over 2x the cash flow for a new build-New market won't appreciate as much as FL though (not even close)-Current home will likely get hit with higher taxes, insurance etc. in coming year and years to come-Biggest reason to consider just keeping current property?

I'm going to put this on a list of leading indicators/warning signs to keep an eye on.

IMO a bigger red flag would be poor record keeping on expenses and other documentation that would indicate property condition.Anyway, you're ultimately purchasing the income stream that *you* can achieve, not what the seller achieved.

We believe rehabbing this house could be a great addition to our portfolio.I’ve consulted several architects who’ve indicated that I could potentially build up to seven 1,250 sqft homes on the lot.

Yes, you owe $151k, but if a cash buyer sees the value, you could minimize your losses.Legal Options: I get that hiring a lawyer isn’t feasible right now, but I would still document everything (contracts, payments, correspondence) in case you’re able to pursue the contractor legally in the future.