it all depends on the math.I have an excellent Oahu investor realtor referral if you need help sorting it out.

Mine are long term rentals (in 2 states), 3 SFH and 1 mult-unit and they recommended a Wyoming Trust over a Holding Company over an LLC for each property.

You could structure the deal with seller financing to bridge the gap.Possible offer structure:-Purchase Price: $170K - closer to actual value-Down Payment: Low or zero down to conserve cash-Interest Rate: 3%-5% - or better yet, 0% if the seller will agree-Monthly Payments: Interest-only or deferred until the sale-Balloon Payment: Full payoff in two years when you sellIf he wants $200K, you can still make an offer of:-$170K purchase price + $30K as a second lien due at closing-Seller carries $170K at a low interest rateHe would feel closer to his number, but you still keep within reasonable investment limits.2.

I don' know any builders in our market that can build less than $180 per square foot. do you have any exampless of what you want to build I could let you know. don't build an ADU the size is too small you'll never get the value out of it.

@Brenden Stadelman in general legit lenders do not ask for maney up front other than for an appraisal.

My point is certain things are learned with experience and 1) acting as GC once does not provide an opportunity to leverage the experience 2) mistakes can be costly.good luckHi Dan,thank you.

I'm an investor and agent in VB happy to talk through your strategies sometime.

Meaning you can sell an apartment and purchase an office building and it's a valid exchange. 

Purchase price: $178,000 Cash invested: $10,000 primary home own use has an Airbnb/ short term rental 5 months out the year/sometime this year will try BRRRR

You are clearly not thinking, especially as an out of state rookie.