They get a $120.00 annual discount by being members.We also use Hudson and Marshall to bid at auctions.

Would that be 10 days consecutively, monthly, annually? 

In terms of my last question on Principal Reduction. on the Annualized Operating Data, It shows what my NOI is, less loan payments and ADD estimated principal reduction to get to my total return before taxes.

The investment allowance is as follows:  Any investor can invest up to $10,000 within any 12-month period without restriction into private market investments.Eligible investors* can invest up to $30,000 annually without suitability advice from a licensed investment professional (an exempt market professional).Eligible investors* can invest up to $100,000 annually with suitability advice from an exempt market professional.

Annual appreciation on the land is pretty low. 

Are most investors comfortable with 12% annually?

thats looking like 20-25k max profit on flip..to be taxed.. or refi cash out 6k in fees..and the cash flow on that would be a few hundred or break even annually?...

Annual rental income was $12000.

When you guys file your annual taxes this amount will be credited to what you owe, or refunded if it is more than you owe.

If you are only flipping a handful of houses a year, you can probably get by with a spreadsheet, but here are some important items you need to track/consider for tax season & business management:Tracking Project Expenses & Revenues to calculate your project Net ProfitTracking Assets/LiabilitiesProfit & Loss Statements showing Profitability of each projectTracking how much you paid each vendor/contractor for filing Annual 1099sActual vs Budget Tracking so you can see what repairs were over/under budgetBank reconciliation to make sure your accounting books match your bank statementsProvides a history of the business, so you can track financial progress or pull past financials in case of an Audit