Yes, the property was rented at almost half of what market rent was.

I agree with the above comments that being 1 mile from the beach is the same as 15 miles.

@Nick Longthey will, but in the long run I don't think it matters all that much to save half a point or a point.i am still not sure what you are trying to accomplish - happy to help if you want to share more

LOL   Well more accurately a 1/3 to half time job anyway.   

Far from covering your negative cash flow but covers half of it and is a good indicator of future rent growth.2.5 years ago i purchased my first negative cash flow property (but for years i claimed I would buy a negative cash flow RE if my underwriting showed a return that met my criteria) and it was a lot more than $800/month negative with my underwriting (which was quite close to 50% rule).  

Is there any precedent for realtors or other placement services charging a flat fee instead or half month rent?

If he changes his mind about selling / buying me out i am stuck owning half a house. 

i currently own a duplex and have been land lording for 18 yrs. i have found a potential investment opportunity  30 miles away. it is located in a community slated for substantial growth over the next decade due to the current construction of new semiconductor manufacturing facilities. the property is a 24 unit apartment building. supposedly it historically maintains 95-100% occupancy and has a waiting list. my question is what documentation should i expect the lenders to want?  

The demand is still very strong.SummaryThe investment market in Las Vegas grew strongly in the first half of 2024 and is expected to continue growing, though potentially slower in the second half of the year (as long as the interest rate does not change significantly).

But legal description contained phrase "one half of lot [x]..." which is a dead give away that this is not a legal lot under the Subdivision Map Act.