Even if you self-manage that is a cost because it takes your time you could be doing other income producing activities.When I list properties for sellers I explain that most buyers do not self-manage which is true.So the buyers will include self-management when pricing.You never want to exclude management expenses.If you self-manage when buying GREAT but if you get in their and after trying decide you want to hire a manager then you have not accounted for that cost.It is one of the most single greatest mistakes I see investors make time and time again.You want it where if everything goes right you get an awesome deal but if things go wrong you can still have a good deal.VERSUSPeople talking themselves into good deals and when things go bad they now have a marginal to losing deal they can't get out of.You don't know what the seller will take.Be conservative and throw a low number out.You can always go up later.

A N/P can conduct other business at a "profit" that produces income for the N/P mission, so it's not that profits are not allowed but more in keeping with public perceptions.

This is a function of what you can sell to investors to get them to invest and what you will need to operate to produce them the return.

I would place $750K in low LTV private mortgage loans yielding 12% and up and $750K in income producing real estate with short term leases than can be adjusted quickly should high inflation become a reality.

I'd say, produce the option contract or let's talk about fraud.As mentioned above, it's not your problem, make your offer, it's the seller's responsibility to provide good title at the contract price.

Your heirs can get a step up in basis though with the way things are going there is some likelihood that you might have estate taxes to consider.Seems to me you still need to do the math to figure out what best meets your goals and produces the highest return.

Having family members pay RE taxes and insurance is not an income producing aspect, it's just covering expenses.

SFRs are more of a crap shoot, IMHO, because a good tenant will produce higher returns while a major expense will really hurt.

These homes would be free and clear ( i already have 8 free and clear now) and producing 10% to 18% returns..so my cash flow would be great.

ManualThe systems you setup should produce you a house when you need one.