RTR has treated me so well I haven’t felt the need to try anyone else.

Quote from @Gregory Schwartz: I have 2 very close friends who grew well beyond 2 rentals with this strategy. 

I have been on New Western's deal list as well as another bigger local company and everytime I underwrite these deals there is very very minimal left on the bone let alone contingency funds for going over budget on the flip...

I wish you well in your project. 

haa you are right I don't like your answer, oh well better then getting jammed up by IRS thanks for your time and insight.

The government is trying to protect people who managed to run their life well enough to buy multi-million dollar homes?

I would suggest looking into syndications as well.

Brett,I have never heard of that company but any reason why your not using an FDIC Bank or well known lender? 

I highly recommend a well-qualified REALTOR who works with investors and knows how to help you best.7.

I have made my own list of leads as well with some properties that I find vacant, probate, tax lien. but have only helped an out of state realtor on a deal a yr ago. and 2025 I would like to have the right people to go to with questions and or properties when I talk/find home owners that are willing to get rid of the property as well.