I also completely understand the frustration of navigating through "Joker brokers" and fake lenders who promise more than they can deliver—one of the biggest challenges in the industry today.Regarding your approach to accrual-based repayment options, that’s a huge help for flippers managing tight cash flow, and it's great that you offer that flexibility.

You don’t get CA level appreciation in Kansas City.Some areas are high crime so need make sure you understand the neighborhood you are investing in, like any city all locations are not equal.Very car centric city, mass transit is not widely used, people don’t walk, they drive outside of a few very walkable locations in heart of the city. 

In that case, you’d typically need to file a legal challenge, which could involve going to court and showing that the restriction is unnecessary or unreasonable.The best advice I can give would be to consult a real estate attorney to understand your specific situation and options.

So if I understand this correctly, by qualifying to extend the 5 year rule to 10 yrs, $250k if single or $500k if married of proceeds from this sale would be exempt from capital gains? 

My understanding of Avalara is I still need to input the info so it would take 10-15 minutes to do.

As you can see from our teams response on this thread, we are VERY engaged with our company and clients EVERY client matters, so you can understand when someone speaks poorly of our shop, especially when incorrect, they take it pretty personally.Second, you mentioned "a lot of people" who are not happy with our service.

@Michael Long less than 5% of agents really understand what an investor is looking for!

From my understanding, based on my experience buying and selling properties in Texas, any known repair or damage—even if resolved—should still be disclosed, along with a note explaining that it was fixed.

I do understand that not partnering pushes back your timeline substantially...I'm in the slow and steady wins the race and stay small, own it all camp, though. 

A good landlord understands that vacancies & Rent-Ready costs will destroy your cashflow and profits.