Your best safety net is too buy right, keep your leverage at a safe margin, and try to ride out any  market downfalls  by lowering rents, offering incentives when you do have vacancy's, and trying to manage through the tough times. 

You could also sweeten the pot by giving him a 50% match on the additional $300 a month so he would have $10,800 for the down payment at the end of the lease.  

The amount you net is obviously going to be the total price less your costs on the sale, while the amount you are taxed on will involve many more factors such as depreciation recapture, amount you have invested in repairs you have not realized on your yearly taxes, etc. 

The legalization of pot in other states will drive people away.

The fewer hands reaching into the pot, the better.Oren

_r=1&Deciding between Charlotte and Philadelphia was challenging, but this is how I did it: Step 9: I pulled high level statistics from Trulia, the census bureau, and the Bureau of Labor Statistics (college educated percentage, commuter percentages, house hold income, median age, home owners percentage, marital status, crime, 1900 to present population growth, 10 year jobs growth rates).Charlotte won out on household income, less crime, population growth, jobs growth and more college educated peoplePhiladelphia had more renters, less driving to commute, more single peopleI also pulled approximate rents and median home prices by neighborhood and Philadelphia won on better cap ratesStep 10: My final decision: Philadelphia Philadelphia is also closer to NYC (2 hour train ride), has improving demographic trends (gentrification), more affordable for my budget, stronger rents, and larger urban center with more investment options (SFR and MFR)There are obviously downsides such as older buildings, higher crime rates, historical population growth issues We can debate the merits of one city over another, but eventually one has to get off the proverbial pot and make a decision.

Are they growing POT ??  

(Don't forget to stir up your own pot of creative ability)Typically, with the split your referring to someone brings 100% of money, you do the leg work, is 50/50 profit split.

I, like you, am a buy-and-hold investor who considered flipping to grow my DP pot.

Usually 5% is what's set aside so what's 5% of $180.000.00  it's $9000.00   so that's a big pot of money.. and you've saved every dime of it so far...