They are known as the Winthrop Factors-The purpose for which the property was initially acquiredThe purpose for which the property was subsequently heldThe extent of improvements made to the propertyThe number and frequency of sales over timeThe extent to which the property has been disposed ofThe nature of the taxpayer’s business, including other activities and assetsThe amount of advertising/promotion, either directly or through a third partyThe listing of the property for sale through a brokerThe purpose of the held property at time of sale; the classification as an investor or dealer is determined on a property-by-property basis.To me intentionally buying a property to renovate it to resell it for profit, twice in the same year, and opened an entity to do it in ....is going to be ordinary income and not capital gains. 

I do the same as John...

@David Weitzel great deal, and welcome to the forumns, I love the idea of doing a flip on my own street, seems easier to keep things under wraps but perhaps you still had contractor issues it sounds like?

Purchase price: $305,000 Cash invested: $85,000 Gross Rent: $3,400PITI: $2,270PM fee: $340Basic heat (on boiler but tenants have baseboard electric heating they pay for): $250/mTrash: $164Water: billed quarterly and charged back to tenantsCash Flow: $376I do not include capex in my analysis.

I want to do this the right way.Hey @Ken Almira!

My brother is a divorce attorney, so I do have access to great leads that I keep hearing from him, but I don't have enough cash to close on anything meaningful.

Ask them what they are doing to market the home.

Do you have any properties are areas of NC that you specialize in?

I'd like to know who else can do loan amounts under $100k.

Now let's be real, yes housing values are up overall in the city, but they do vary by Neighborhood.