I don't know the law precisely but "guaranteeing" a 10% return on this kind of equity investment strikes me that it is a "security".

You also are within striking distance of the 606 which puts you on the borer of areas like Humboldt Park, Hermosa and Logan Square. 

Second, perhaps more controversially, considering a rental apartment a tenant's "home" also strikes me as an interesting phenomenon.   

You should strike while the hammers hot, now is the best time in 15 years to buy. 

I've found a couple sites that will break down costs based on "national estimates", but when it says "average kitchen remodel is $4,000 - $18,000" that really doesn't help much.The only other thing I can think of is dragging a contractor out to these locations each time a house strikes my fancy, but that seems counter-productive since 99% of houses aren't going to be investor-friendly deals.

Might be more beneficial to use a different document or have the seller/seller attorney agree to strike that clause at the get go. 

They find a way to make the impossible possible.Secondly, when I read your posts, it does not strike me that you were very intimately involved in many of the details of the syndication that you invested $1MM into. 

Ok, so not God (please, please, please don't strike me down Lord!).

I'm an agent, but I also have an agent - we've worked together for 6+ years and he knows what kind of properties will strike my interest and which ones I won't bother with.

I'm currently a superintendent for a SFH company and I’m looking to strike out on my own and build a mixture of 10-20 infill spec townhomes and duplexes a year.