I have had funding groups do regular mortgages along with offering private money for renovation type loans

I review and update my listings regularly, use all the features provided, post excellent photos, etc.

Ally You got yourself in a jam by allowing them to get by without regular payment for so long.

I had just bought an off market property to flip but didn't have a regular agent I worked with yet.

Oh got it, thanks for the explanation.I am not an accountant or attorney but from a  law point of view I believe that as long as the equity is bound in the property it is not realized capital gains so it won’t be taxed.You could structure it as a deferred payment due at some point in the future making it taxable at that point.

You can find out what makes the seller decide to sell by getting to know them and communicating with them regularly.

I know the city inside out and lived there for 20 years, visiting regularly.

Also, define how you'll share the acquisition costs, such as the down payment, renovation, and closing costs.Payment Responsibilities: Explain how to divide and pay for regular costs like mortgage, property taxes, insurance, homeowners association fees (if applicable), and upkeep expenses.Management and Maintenance: Agree on how property maintenance, repairs, and improvements will be handled, including decision-making processes, funding for these activities, and responsibilities for performing or managing the work.Single Decision Point: For example, I've seen situations where one person agreed to replace an appliance while another strongly opposed it.

Was able to get them all leased with regular tenants.

You should know the rules inside out or be working with the professionals that know it.Incorrect moves can result in not only a taxable event to you but to your investors.Based on your most recent response, i do not think you have a good understanding of1) requirements of the QOF(You may need to substantially improve a property)2) How long you need to hold a property before it can be sold to exclude the gain3) Inside basis vs outside basisBest of luck