I can go deeper if you want on this, but I won't bore you :)Hope that helps and I didn't just completely misunderstand your question.

If anybody knows of one, please let me know.I think people run into trouble when they misunderstand the protection that an LLC provides.

Or am I just completely and utterly misunderstanding the whole point of a VA?

Maybe I misunderstand it, but it seems to work for me that way.

I think I see where you are coming from...but we would only be taking out 20k profit not 60k...or am I misunderstanding you?

@Joe Gore Maybe I misunderstand the concept, but my thinking is, home owner does a deed in lieu of foreclosure (no foreclosure headaches, I get the house and his debt is forgiven) and I'll give him $1000 if he leaves the place in decent shape when he leaves.

Communicate both ways so no mis-understandings occur4.)

The spreadsheet is shared between the partners and discussed regularly so there are no misunderstandings

I could go into all the details and totally explain it, but that would be typing a lot to explain what was really just a big misunderstanding! 

Maybe on the very high end its still somewhat worthwhile, but the main thing for selling a house these days and into the future is getting it on the mls and all the sites like realtor.com, zillow, trulia, etc that pluck their listings from the mls.As I mentioned earlier, 99% of my realtor work is selling my own projects, but I think that a lot of people have a rather basic misunderstanding of being a realtor in that they think that realtors simply plop a listing on the mls and then just kick back and wait for the inevitable sale to arrive and close and then cash a huge check-like its just stupidly easy money.