I am a little weary since I haven't done that before- not sure it would be enough to get me into buying portfolios or larger complexes though.. 

When they do, you can refinance to a lower rate.Dealing with current high interest rates (about 7% on 01/27/2025) you have the following choices:A larger down paymentAccept a negative cash flowBuy down the interest rateCombine and balance all three to get an acceptable cash flow today.

The builders that were building rentals are most assuredly going to switch over to rebuilding the higher profit multi-million dollar homes.

. $8900 is not profitable!

However, the property’s cost basis (what they originally paid) carries over to you, meaning if you later sell, you may owe significant capital gains tax on appreciation.Alternatively, selling the property at fair market value eliminates gift tax concerns, but your in-laws may owe capital gains tax on any profit.

You never get hurt taking a profit.  

We are considering building a small multifamily a couple duplexs, a tri or quad in a small suburb of a larger city (ie Nashville, Knoxville, Atlanta, Ashville). 

(larger would require fire sprinklers). 

There’s usually not more than one investor with interest in any parcel so there’s is absolutely no incentive for the investor to pay a “wholesaler’s fee” in this scenario.In the scenario where the land is ready for development, and the economic conditions make development a profitable activity, the land owner has already been approached by the developer or multiple parties with offers to purchase.  

You both clearly have experience dealing with this firsthand, and I want to see if there's a way to balance enforcement with profitability.