I have 18 to go and only enough seed money for 10 if I don't get all my investment back after refi.

Pay taxes on the seed, not the harvest...

Property Information Property Analysis - Loan Buy Only Purchase Price $ 840,000.00 Loan Amount $ 672,000.00 Rehab Costs $ - Down Payment $ 168,000.00 ARV $ 920,000.00 Rehab Costs $ - Monthly Income Closing Costs $ 13,440.00 Monthly Income $ 13,440.00 Holding Costs $ - Vacancy Rate 5% Entity Costs $ 500.00 Other Income $ - Checking Account Seed Money $ 1,000.00 Gross Operating Monthly Income $ 12,768.00 Total Investment $ 182,940.00 Yearly Expenses Property Tax $ 14,830.00 Insurance $ 5,700.00 Maintanance Budget 5% Repairs Budget 5% Utilites $ 4,500.00 Gross Operating Income $ 153,216.00 Property Management 10% Gross Operating Expenses $ 55,673.20 Total Annual Expenses $ 55,673.20 Total Loan Payments $ 40,804.06 Rehab Loan & Closing Annual Cash Flow Before Tax $ 56,738.74 Closing Cost Percentage 1% Loan Points Percentage 1% Principle Paid In First Year $ 16,888.92 Percentage Down 20% Appreciation in First Year $ 9,200.00 Interest Rate 4% Life of Loan (yrs) 25 Monthly Cash Flow $ 4,728.23 Long Term Loan & Closing Cap Rate 11.61% Closing Cost Percentage 1% Cash On Cash Return 31.01% Loan Points Percentage 1% Cash On Cash Return w/ Principle 40.25% Percentage Down 20% Cash on Cash Return w/ Appreciation 36.04% Interest Rate 4% Cash on Cash Return w/ Principle+Appreciation 45.28% Life of Loan (yrs) 25 Months Until Return of Capital 38.7 Other Annual Appreciation 1% Months Before Rented 0.0 Entity Costs $ 500.00 Checking Account Seed Money $ 1,000.00 WHAT’S NEXTThe 8-unit property has a lot of work coming up.

That business would service the whole building (basically an asset manager) and would give seed money (magically the down payment amount or however much you are needing to fund) in exchange for 50% of the cashflow.The tricky part is going to be having a rinse-and-repeat process that relies on an FHA loan. 

It drops sticks and leaves and seeds and sap and bird residue.

If you can afford it now, paying taxes on the seeds rather than on the harvest would be great!

You may be able to do this with a 50lb bag of wildflower seed. 

@Tanner Enderle I would use the 6 million as seed money to create 10 million within a 2 to 3 years by researching different markets until I found 2 or 3 that fit my goals the best.

Reading the book ‘Rich Dad Poor Dad’ really changed my mindset and planted the REI seed, and then I actually got lucky and met a local experienced rehabber through my W-2 job, and he has allowed me to shadow him on several of his recent flips from start-to-finish.

Spend your profits only...never spend your seed money.