I'm not going to download it for you from my phone.https://www.cccba.org/article/flip-or-flop-disclosure-rules-...I've read many of your posts and am aware that you feel that you can decide when you want a permit or not.

I would be fine with a $10k non-refundable retainer and $500/hr. personally.

The GC is a business person who doesn't care about your ARV, LTV, or your budget.

Unfortunately, this problem waste a lot of my time that could be spent on other investments.I have used the same tax professional for many years and he is very educated, but also much older than me and it's hard for me to understand all the reasons he has expressed why is better to put the rental on my personal tax returns.

And I feel the most limited sympathy for it.

It takes time and patience, but the long-term benefits are well worth it.I’ve personally gained invaluable knowledge, listings, and deals from friendships I’ve built over the years.The more people you engage with, the faster you’ll achieve your goals!

Tell me - someone selling their home to your son, Subject-To - is this a person who has made good life choices? 

I was thinking if I can talk to my neighbor about sharing the cost (I, the landlord, personally provide labor and my neighbor provide material (e.g. fence pickets)).

Quote from @John Fleming: I don't have any personal recommendations, but something below may help you in the search.Start by going to www.narpm.org to search their directory of managers.

I use quicken for personal and WAVE for my businesses.