In other words, conventional lending happens in an environment where each party is acting in their own interest, not the interest of the other; the lender will want to see a sales price based on appraised value; the desire to provide a great price for a family member can get in the way of establishing a loan on appraised value, this is especially true if the purchasing relative has little or no down payment; family members may "gift" equity in a transaction to reduce the amount of mortgage money required, the lender must still be satisfied about appropriate value to protect their loan, gifts have tax consequences and IRS guidelines govern gift amounts. 9.Seller-Assisted Down PaymentsNonprofit groups formed in recent years offer down payment money to certain buyers; the payment is linked to a contribution to the nonprofit by the seller, but the pathway is not hurdle-free, assisted down payments may be barred in certain situations; simple and attractive way to secure a buyer who is otherwise qualified but struggling to find down payment money; nonprofit provision becomes part of the purchase contract; nonprofit receives the contributed amount, plus a processing fee, from the seller and sends the funds directly to closing as a credit to the buyer; the funds do not go directly to the buyer; sellers may be tempted to increase the price of their property to pay for the down payment assist.

@Jay HinrichsGreat advice man- Always glad to hear about revenue streams and ideas...In CA attorney must first pass the California bar and then have 2 years of equivalent experience to a sales agent, which I believe I have..Interesting points.

The real estate industry has really a low bar for entry. 

Right now I have a 30" island with an area for bar stools so that can be shortened as well.

So your 75% off list price minus rehab costs sets the bar too high (or too low rather) right from the start.Also, after briefly reviewing the comps, I think it's more likely you OVER estimated the ARV.

“We have been getting a lot of questions about [section] 1031 exchanges, and we are working on FAQs that will help explain what the relief is there,” Jennifer Auchterlonie, special counsel to the IRS associate chief counsel (procedure and administration), said April 14 on a webinar hosted by the American Bar Association Section of Taxation.According to Tom Greenaway of KPMG LLP, some taxpayers are confused about how the expanded relief provided April 9 in Notice 2020-23, 2020-18 IRB 1, applies to the deadlines for complying with the 45-day identification period and 180-day exchange period required under section 1031(a)(3) and Rev.

If you're looking for nightlife and good bars and restaurants, Chicago wins there. 

The market here on Oahu has so many non-conforming properties that have say an extra wet bar or extra non-permitted bedrooms.

I was thinking about cutting it with a 7' diamond blade on a grinder and detaching it with a pry bar from the studs in sections. 

If unemployment goes to 20% but you have 100 units, you could reasonably expect (barring something specific about your market) that you might align with that 20% and 20 units will not have jobs.