So, only 10% contains remaining profit for the contractor, while the rest remaining are pure costs.

My first thought was pure excitement. 

And if he represents it as such knowing it is not thats mortgage fraud.I cringe whenever I hear "well, its done all the time" which can be true but won't make it right or, as importantly, defensible when things go wrong.LOL, nobody has EVER accused Boston of being an innocent little town and pure as the driven snow! 

With these same numbers, a $315,000 purchase price would give you a CoC return of around 7-8% and about 600/month PURE cash flow. this is all assuming a 20 yr Amortization with a commercial loan.

Investment Info:

Large multi-family (5+ units) buy & hold investment.

Purchase price: $1,025,000

Cash invested: $2,400

I Found a 12 plex that was owner finance in downtown Anchorage. We had a mai...

Investment Info:

Large multi-family (5+ units) buy & hold investment.

Purchase price: $1,025,000

Cash invested: $2,400

I Found a 12 plex that was owner finance in downtown Anchorage. We had a mai...

Investment Info:

Large multi-family (5+ units) buy & hold investment.

Purchase price: $1,025,000

Cash invested: $2,400

I Found a 12 plex that was owner finance in downtown Anchorage.
I got the...

You can do this from your 9-5, from the cashflow of your current investments, or both.Pure OPM - invest several times on your own to demonstrate your excellence and your non-newbie desperation, then allow others to invest with you.Simple OPM . . . not pure - forget all that experience, bro! 

just out of pure curiosity where in Cbus is there an Optical glasses factory?

It's a new metric I'm tracking and helps me feel better about high purchase prices.There are some additional qualitative requirements but from a pure numbers perspective, this is it.