@Pennie HeathIf you're looking into hanging your license just to do personal deals, you should interview local companies about being an investor and minimizing your fees or commission splits with the office.On a related note, you'll have to pay dues to the local board of realtors to gain access to the MLS.

Now that my property  is worth more because it is shooting off more income (on larger multi-family and commercial, value is strongly related to NOI - hence, you can significantly effect capital appreciation with minimal broad market influence), I can further raise the IRR by cashing out a refi or selling for nice profit.

Since it is a total gut, then cap ex and repairs should be minimal.

@Jaysen Medhurst The math you quoted will be my worse case scenario because my expenses will be minimal for a variety of reasons.

Income generated on property used for agricultural purposes should be minimal.

However, I minimize my risks, and can do lending only in case I can drive by the house or I feel that the market is strong.

Using the VA loan gets you started with very minimal out of pocket (Just because it is $0 for the down payment on a VA loan doesn't mean the property is free lol).

Considering that you could probably purchase $800k-$1MM property with the equity you have, it's important to get clear on what you want to achieve.Out-of-state multi-family is probably the best bet for maximizing returns and minimizing costs.

Given that it's much faster, easier, and cheaper to foreclose here in Georgia than in New York, I can somewhat appreciate her attorney's concern.I see two ways to minimize her exposure:Shorten the Finance Term - If you're really doing a quick renovation, 12 months is serious overkill.

Turnkey properties don’t make any sense financially, there’s very minimal returns.