Also, I think people "Entertain!"

Here are some additional activities that count, toward real estate professional and material participation hours.Research market for real estate transaction opportunities; current office market rates; terms of financingMaking offer contracts for properties that you end up buyingNegotiation for acquisition of rental properties that you end up purchasing; including directing due diligence and managing financial projections/business plansObtaining financing for properties that you purchaseProperty inspectionsAdvertisingMeeting with Prospective Tenants/showing properties to prospective tenantsNegotiate, obtain, & review proposals and contracts with vendors (insurance, utilities, etc) for property servicesReview and Negotiate The Terms of Sale AgreementsStaging and Decorating3rd party contractor, vendor, or service provider supervision

Now in most cases the same renovation will require an engineer report, and full architectural drawings….I recently had to obtain structural drawings and complete special inspections for a rear trex deck….Just a few examples of costs someone will incur flipping a house in Philly.

If I see they have 4-6 months of rent in the bank and can obtain a co-signer, I will look past bad credit at times. 

We obtained a hard-money loan from Upright to help us fund this deal.

The client who is the developer and owner can obtain whatever permit necessary.

Affordable living, great economy, fantastic sports teams and entertainment. 

Combine this househacking with joint venturing on some commercial property around the same market (5-20 units) with a few other investors that compliment your skillset and viola, you will obtain 30-50 units in 3-5 years. 

However it would not be something clear-cut, so it comes with risks, restrictions, and it certainly requires a much deeper conversation than we can entertain on this forum. 

Use the value add to obtain sweat equity.