Once you get too far north (30 miles north of Denton is where we live), it's not so easy to get good trades people to come up and work on your properties.

<-- I've heard rumors that FICO is catching on and this is becoming less effective, but FICO treats their exact algorithm as a trade secret so who knows. 

You'll have to attend a workshop, but that seems like a fair trade, right? 

It's a less riskier trade for the JV investor than buying an NPN as they can begin receiving cashflow day one, and the LTV is still discounted enough to make a decent gain on the loan resale.  

I'm a corporate CPA by trade, and my wife and I also run a T-Shirt printing business locally. 

These shares will be able to be traded on the open market after the holding period expires. 

Are you trading a % of ownership?

Im currently in the Utility construction trade.

We are seeing most things traded off market.

When you submit your offer, make sure you have a due diligence period that gives you enough time to do these inspections.Once you get the property under contract, have the septic company do their inspection, have an engineer visit if necessary and get your property inspector out to do a full property inspection -- if he is concerned about a major plumbing issue or mold issue, you can get those specialty trades out to take a look and give you an estimate.If it turns out there is a bunch of extra work in these areas (or ANY areas) that you didn't expect, you go back to the seller and basically say, "Hey, there were hidden defects that I needed to bring in specialty contractors to evaluate, and here are the reports they provided.