Increase your earnings, reduce expenses, save up, and invest.

Relatively small amounts of interest income ($1600+ per year) is the highest taxed form of income I have found if you have kids at home.After earning a few grand in interest, It takes away my child tax credits and gives me an effective tax rate of 70%.   

Hi All,
I own investment properties in Virginia Beach and Hampton Virginia.  Two years ago I started a maid company in Hampton Road Virginia.  While I have grown my client base to a respectable number, I've struggled...

If the market is tough, I reduce the rent rate over the full 12-month term.

If your manager is just 'keeping an eye' on things, collecting/reminding on a few rents here and there and some light cleanup while being compensated in free or reduced space rent then classifying them as 1099 subcontractor is great. 

One more reason why people should stop looking for the easy path to building wealth.Increase earnings, reduce expenses, save, and invest.

Plenty of ways to structure financing with earn outs on the construction to permanent loans without even having to refinance or use hard money which would reduce the transactional costs below what you've quoted in your examples. 

The problem is that your debt payments are going to basically wipe out that $400K profit unless there is room to increase revenue or reduce expenses.

My agent is saying that we are unable to split the contract that way (or reduce the purchase price), so I'm trying to figure out options.

Which is not easy for possible for many people (like your husband).Once you really know what to do, the risk level drastically reduces.