Take that million, and just do hard money loans, that's what I do with my investors passive money, take it at 10%, loan it out at 12% and 3 points, keep the spread, rinse and repeat.

@lindsay @Lindsay Brake I can see that happening which is why Im trying to help this first couple out because they will just spread the word about me a wholesaler not a realtor.

As opposed to most office buildings, having so many units spreads the vacancy risk out just as well as the MF building.

Between furniture, updates, insurance, all those things that turn a home to a house, "the forgotten costs" seem to add up quickly.What are some hacks others have to make those forgotten costs not so expensive or strategies to spread those costs overtime.

Hey Calvin,Sounds like these are the opportunities where you have to get creative so I'll try to offer something to make you think.There might be some spread after the birth mom speaks with the taxman (federal in this case..?)

Your sellers can finance it themselves and get closer to the list price, they will make more money with the financing, be more flexible, possibly and take a second note on the down payment which can be shorter, spread out to their income, and possibly sell it quicker. 

When it was all said and done, between the cash-out refi and her deposit, I had almost all of my money out of the project and had a few monthly cash flow dollars in my pocket due to the interest rate spread.

I'm going to start looking for a venue and spread the word outside of bigger pockets as well. 

Do your tenants take issue with the cost spreading of heat?  

This is often a bit easier, not only for a newbie, but for experienced investors as well since it allows them to spread their capital to multiple projects at a time vs. tying up all their capital into one project.