I will give you the general specs for this neighborhood.Sqft - 1200 to 1600Beds - 3 to 4Baths 1.5 to 2Garage - 1 to 2 carBasements - Almost all of them have basements, usually the basements are half (poorly) finished, and need to be torn out and re-finishedSale Price of a flipped house - 70k to 110kHouse age - 1940's to 1950'sLot Size - .11 acresI have already heard time and time again kitchen and bathrooms sell houses.

The score range for Duns & Bradstreet is 0-100 Paydex Over a 80 is good enough to get credit whithout a pg with some vendors.

I typically set aside one day a week that I let people who want to meet with me come take me out to lunch -- if Bob wants to come here the last week in August, I'll find a slot in my schedule for him. 

Conversely, not qualifying as a real estate professional under Sec. 469 does not mean that your rentals cannot rise to the level of a trade or business under Sec. 162.We also have this little snippet on Pg. 44 of this  IRS Pub:Additionally, section 469 is a loss limitation rule used to prevent taxpayers from sheltering passive losses with nonpassive income.

Holding my cash for future RE deals is my main objective, and I'm not dumping my reserves into a slot machine. 

I invested in Port because I found PG too far to manage.

I have all tenants have checks in my mail slot by 6pm on the first of every month. 

Pay off an existing conforming loan ($75k + $25 original down) to free up a loan slot.

. :)  remember you are max leveraged and with commercial loans are doing PG I am sure and .. not only that Texas is dual action state if you default your going to get personally sued.. that would be my main concern.. is that much debt 3 million worth 10k a month spread between partners.. for me NO WAY..

Excert from IRS Pub 544, pg 33Installment Sales.