The contractor is still moving ever so slowly and has given us the excuses recently that:- he underbid this project- he managed to get 4 contracts signed simultaneously which has affected his ability to get things done on timeThe plumbing and electrical are just about done and the kitchen cabinets have been assembled.

So, I guess what I'm wanting to know is how should I reasonably prepare for this without simultaneously being too conservative and passing on deals because I don't fully understand how this will play out over the long term?

If both events happened simultaneously, I could cover them without dipping into my personal funds or pulling out the credit card.

This is why real estate agents don't carry their MLO licenses simultaneous to their realtor license and visa versa.

You can do this simultaneously with the structure to save time. 

Georgia folks does anyone know an investor friendly closing agent that does double closings?

So let's say we agree to pay $600 a month with $100 a month credit towards the purchase.You start you're repairs and complete them in 30 days or less and let's say you purchased $1,500 in materials.Now you place the property on the market because you have the option to purchase "You have taken control of the property with your option".Let's say this deal has taken you 90 days from the beginning to the end.You find your buyer let's say at a great deal of $95,000 - $5,000 below market value at this point you would simply exercise your right to the purchase option and do a simultaneous close.Now let's run the numbersYour option purchase was $80,000Your option credit of $5,300 (Repairs, materials cost, labor & monthly credit)Your purchase price after credits $74,700Your buyer purchase price of $95,000Leaving you a gross profit of $20,300You had out of pocket material cost of $1,500You had 3 payments of $600 each with $100 for the credit purchase with an out of pocket of $1,500Carrying cost of $600, (Real estate taxes $300 &$300 Utilities)Advertising cost $300Closing cost $1,300Your net profit $15,100You simply took control of a $100,000 property for $3,900 (payments, materials, utilities, and advertising) and turned a profit of $15,100 in 90 days!

Because of that, the IRS also allows for something known as a non-simultaneous or “Starker” exchange.

Do you happen to know of any title companies or closing attorneys that will do simultaneous closing in the Bay Area?

Or during the closing process do the investors simultaneously file for a new LLC and then close on the property under this new LLC?