If you want to quote out high efficiency boilers for six Tripple deckers for example requiring installation of separate gas, meters etc. etc. - that might be a situation where you would want to work with a contractor directly because you would have lots of different options with widely varying costs.

This is a separate concept and does not replace the 750-hour requirement for REPS.

The Greater Phx area also has more places to expand, but be cautious of "island" developments that are separated from bigger cities. 

He signs a deed in lieu which we will record IF he does not fulfill a separate forbearance agreement outline the payments he needs to make to reinstate the note.  

I know a common practice (at least for syndications), is to create a separate LLC for the property and then raise capital once the deal is already under contract.

This is a unique home and it actually has a full kitchen, 2 bed and 1 bath downstairs and I think it might be well suited as a very large vacation rental(entire home) or both floors being rented separately at some point in time.  

I bought 6 unit property in Wildwood,NJ,in November 2024, doing rehab now, should be done by May 2025I am planning to subdivide 6 unit building to 6 separate condos and sell fall 2026, , if there are any experts in 1031 that can help me?!

I would try to portion that off as a separate loan that can be paid back quickly - you'd need to discuss your plan with the PML.

Your clients should focus on properties with significant equity potential and work with experienced contractors to stay within budget and timeline—especially with borrowed funds on the line.Avoiding Bad Deals - Encourage them to work with experienced agents, contractors, or mentors and always run multiple scenarios, including worst-case outcomes, to stress-test their numbers.Reserves - Advise your clients to keep a reserve fund separate from their loan for emergencies, unexpected expenses, or delays.

Keeping your cash flow separate is smart, but you might as well make that money work for you.I’d look into a high-yield savings account or money market account—at least you’ll earn some interest while keeping it accessible.