For a hard money loan, you might be looking at interest rates anywhere from 9-12%, with points typically around 2-4%.

What is the typical cost and who pays the fees?

But, nonetheless, pier and beam is typically not terrible expensive to level (compared to slab foundation).

What a lot of people think:Bonus depreciation is only for new properties or acquisitions.The truth:You can retroactively apply bonus depreciation to property placed in service after September 27, 2017, when the Tax Cuts and Jobs Act passed changing various rules.The IRS allows you to claim missed depreciation deductions by adjusting your current year's tax return, without needing to amend the previous year's returns.This is typically done through a change in accounting method using IRS Form 3115.

Typically his projects have been privately funded and smaller than this one.

That can typically be structured pretty easily with a will.

The IRS typically selects returns for audit based on unusual or suspicious patterns, not the sheer length of a return.

For your first question about doing a "subject to" on a hard money loan, it’s possible, but it’s not as common since hard money lenders typically have stricter terms and might not allow a loan to be assumed like a traditional mortgage. 

Here is what one of my 4 AIs say:The commission structure detailed in the image for a real estate transaction involving a property valued between $30M and $40M is as follows:Under $34,000,000: 1% (0.50% per side)$34,000,000 - $34,999,999: $400,000 ($200,000 per side)$35,000,000 and above: $500,000 ($250,000 per side)To evaluate whether these commissions are fair for a 112-unit apartment complex valued between $30M and $40M, let's compare them to typical real estate commission rates for large commercial properties:Typical Commission Rates:For commercial real estate transactions, commissions generally range from 1% to 3% for properties valued above $10M.

- Lots of Equipment (R&D Facilities, Car Washes)- Gas Stations (100% 15 year properties)- Movable walls (self storage)You can find anywhere from 15-35% of the purchase price of a typical apartment complex is this type of property.More of it means less tax for you from higher depreciation amounts!