The true fraud would be buying as a primary today and not occupying for 9 months. 

And this is not the case for a true flip, as in Basit's #1.Mentioning #2 creates a dangerous incentive to ignore the rules applicable to flipping and rely on a flimsy declaration of "intent" to hold the property as a rental. 

You will end up losing the deal.You need about six months of networking and active deal flow to create a potential buyer's list and email distribution.However, if the deal is really good (very unlikely in New Jersey), it is true that you can find a buyer.

What I like to pride myself on is the true boutique feel and the sense of trust with our clients.

The strategies have no alignment, there is no true networking or operational advantages, and no sophisticated investor would ever expect returns in excess of the S&P from an approach like this. 

I couldn’t give a true statement on what it would cost cause each area is different but I could give you my opinion on what things have cost me.

None of which is true.

That is probably true, but who is going to pay for it?

This particularly holds true for Comtractors/ Sub Contractors who have notoriously bad business acumen.

We are looking into wineries (Longshadow and Thornton) and a couple of beautiful country clubs at the moment.