My goal is not for instant cash flow as I have a good paying job already but to acquire 15-20 properties with the similar mindset so 15 years down the road I would have high equity in all the units with a high cash flow.

Situations come up daily when the Project Coordinator and CEO aren't around to make instant on the spot decisions.  

I equate this to why a new car instantly looses value when sold to someone.  

I believe that any dog involved in an incident with a square head is instantly labeled a pit bull. 

And I doubt that I will be able to purchase it for such a low price.However, I have considered entering into a rent-to-own with the current owners to try and bring the final purchase price of the house down and then have instant equity once I purchase it.

I have been the agent on a number of deals that owners have been instant on the last dollar and ended up holding the property for another 3 months to clear a few dollars more or end up in the same place.My business model is simple: Velocity.  

So, I pulled my VCR out of my truck and the instant I turned in on the husband told me to stop the recording and shut his big lying mouth.I'm not anybody's daddy on BP and not telling anyone to break any laws.

The capex was somewhat significant and instant (but could have been easily worse).

Btw - i just got a great value add / hidden value triplex under contract, but im going to leave to germany for two months in june, so im looking to wholesale or jv on that deal. 205k, fully rented below market rents, 8cap but the actual value lies in 60-80k instant equity due to incorrect Public records, its only listed as a 800 sqft studio , but is actually three independent units, two 2/1 and one 1/1 with 2400sqft total on 1/4 acre lot, zoned for 4 units. message me on here or private for more info / location.

Thus, if I group the limited partnership with the owned rental property, does the group “instantly” pass the material participation test (because I spent 500+ hours in total across the members of the group)?