Drew, Thanks for your response and definitely in the same boat on the property taxes piece...Great call out on making sure there is room to raise rents!

Magic to my ears. 

I wouldn't neccasarily consider the 1/4" "floating" bottom of the draw a "joint", that being said....What's the harm in glueing those pieces in?

The client may deem a $500 bill to replace 3 pieces of wood siding excessive but it's legitimate.

Furthermore, you will already have a cash-flowing property in your hands and you won't have to compete with the crowd of people jumping in to purchase real estate because rates dropped.Another piece of advice you will read from time to time on these forums, "Marry the property and date the rate!"  

Last piece of advice for when you are prepared to raise capital for your own projects is to be able to articulate clearly your competitive edge and what makes you different from other GP's who are raising capital for similar projects.

Your piece on the focus for a strong overall partnership is something that resonates with me.

What caught my ear was audits and W2.So, my approach would be to have a back up if your CPA/Enrolled Agent or Attorney says it's okay to do as you've laid out.

Selling in volume has a value to HD, enough so that they are willing to accept a price below retail, likely because their cost per piece is lower that way.

Did peruse a judgment so I have a piece of paper showing he owes me a few thousand dollars.It is a problem as cozy never contacted me....just dug the $$ out of my account.