I'm so excited to hear the Maximizing Your Tax Benefits session!

They can't even write commercial insurance for the most part.

houston is probably similar pricing to Columbus Ohio but way worse zoning laws. we take 20% on top as a GC and a guaranteed fee agreement. our contracted new construction projects recently:Single family new build spec home: 1513 square feet with 3 beds 2.5 baths 1 car attached $275000 approx $182 a square foot if calculated using heated square feet which means our cost is $145 a square foot. 3 unit / triplex new construction: 2008 square feet 2 bedrooms 1 bath per unit or total 6 bedrooms 3 bathrooms with 3 off street parking spaces. contracted build cost $395,000. no garage on this and better economies of scale with shared roof, slab, etc. $192 a square foot hard cost with our cost running approximately $157 a square foot. 

This is obviously much better than $1,400 per month.On top of that, you will now get 2x the depreciation write-off so your taxes should go down.On top of that, you will now get 2x the appreciation when real estate price go up.On top of that, your tenants are helping you pay down the loan, initially at about $100/mo for both properties, which gradually gets better and better.On top of that, you now have more units so if one or two goes vacant, you have more renters covering the losses of the vacant units.If you want to keep these properties, I would do a cash-out refi and go buy more rental real estate.

Then continue to scale - don't try and retire off one deal

I'd feel comfortable investing ~$50k to start off.

I mean look what Clayton Morris pulled off. 

Having people write Spark Investment checks for $25K, $50K, $100K and more.

Would love to connect on this and take a look at both on and off market opps.

This means taking days off of work to handle business, dealing with the subs and any deficiencies they may have, spending time dealing with the city, for both permits and inspections.Having GC doing everything won't entirely eliminate your time cost, but it can mitigate it to an extreme degree.My take is that if you are confident that you can be as fast as the GC in handling everything and there is no negative impact to your other business then by all means do it.