They breached theirs in many ways and I have it outlined in great detail.

Here is an outline of my situation- I bought my 1st home in Queens, NY in 2020-My home is zoned for a legal 2 family and I have a copy of the Certificate of Occupancy.

IRS Publication 537 outlines installment sales (seller financing), which, depending on the seller's individual circumstances, can defer and sometimes reduce the amount of capital gain tax owed. 

I'd just outline a clear cut criteria to make your decision making standard.

I outline up front with the PM areas I don't want them to handle.

Would be fine with a 10 year arm or 30 year fixed product.Why would you not do the 1031 exchange option based on the way you outlined the scenario above (acquire an appreciating asset, defer taxes)?

I would have everything outlined ahead of time in a written contract.

.- Create a detailed business plan: Outline roles, responsibilities, and how you'll handle decisions and potential conflicts.- Build a network: Connect with real estate agents, wholesalers, and other investors to find good deals.- Educate yourselves: Learn about local market trends, zoning laws, and permitting processes.- Set realistic timelines: Account for your full-time jobs when planning project schedules.- Budget carefully: Include a contingency fund for unexpected issues.- Focus on high-ROI improvements: Prioritize renovations that add the most value.- Document everything: Keep detailed records of expenses, work completed, and agreements.- Consider liability protection: Look into forming an LLC or other business entity.Starting with cash is a smart move to minimize risk and learn the process.

When I worked for a local developer to me, we had this HUGE risk management spreadsheet we had to go through outlining every known risk on the project, who was in charge of it and what we were doing to remediate it.

I am kind of facing the same dilemma.I am talking to an independent SEO specialist that takes the approach @Colby Hager outlined.