The tough part about what you are talking about is that rates on a primary home are better than rates on INV properties.  5.75% is a great primary rate (especially right now). 

Unused contingency funds, unless they were received directly from the borrower, must be used to reduce the outstanding balance of the renovation mortgage after all of the renovation work has been completed and the certification of completion has been obtained.The loan is not re-amortized.Draw Schedule:The HomeStyle program has a maximum 4 draw process.The initial draw can be up to 50% of the total project and can be for materials for the project.The final draw will be at least 10% of the total project as retainage and funds will be released upon receipt and approval of final inspection, Certificate of Completion from Appraiser, signed All Bills Paid Affidavits and Lien Waivers.Additional Draw Information:Ø Signed Draw Request by borrower and contractorØ Signed All Bills Paid AffidavitØ GMG review and approve the draw request and will release funds for disbursementØ A check will be issued in the name of the borrower and contractor and delivered to borrower via USPSØ An inspection of work to date will be performed at 50% completeFinal Draw Information:Ø Signed Draw RequestØ Final inspection/Completion Certificate will be required for release of final fundsØ A Title Update showing property free from lien or encumbranceØ General Contractor’s Lien Waiver AffidavitØ Affidavit of Completion GR will review and approve the draw request and will release a check in the name of the borrower and contractor.Change Orders and Cost Overruns:Changes to the initial plan are not permitted unless prior approval by Guaranteed Rate.

But these would also include that you carry all risk and they are tough to qualify for. 3.

And I put all quality materials and high end finishes throughout.

I agree except some clients I already have at limited service will not cash flow at full service or need material participation. 

Flips are tough, and the first one is always a huge learning curve.

We look for multifamily 10-80 units in Jacksonville and Orlando and it's tough to make deals pencil right now for all the reasons Shawn said.

Passive activity losses are those losses from activities in which the taxpayer doesn't materially participate.

Galveston is a great market if you have a good deal, but insurance and taxes make it very tough to pencil out a lot there.

Hi Everyone,     I am aware Colorado law prevents landlords from charging the tenant's security deposit for the time the landlord spends on repairs (though they can charge materials).