People pay a lot of money for advertising, so here is your chance to gain valuable "real estate" for free (or for the cost of a sign).

If you’re paying market value and they just have zero equity I guess you could argue you’re just giving them two years to move out.

In North Carolina, any contract is a sign unless it expressly states that it's not for whatever reason.also, don't be afraid to pay the $300 for an attorney to sit down with you and answer your questions about what you're trying to do.

Paying this out of pocket is going to hurt badly after I've already lost rent for the past 6 months plus court fees.

Licensed with permits ~$3,250.HWT standard gas single family low efficiency without exhaust retrofit $900.Sand and stain hardwood floors, natural stain $3 per sf.Paint interior walls, ceiling trim and doors 3 tone paint scheme 2 coats $3.20 per sf (floor area cost includes paint)Click lock LVT flooring install overlay inclusive of prep and quarter round $4.50 per sf (materials and labor)Asphalt roof installation 3/1 - 800 sf bungalow with 2 layers of shingles - ~$7,900Standard porch cap replacement with 2 new precast concrete steps ~$2,500Used stove or refrigerator delivery and install $350New stove or refrigerator delivery and install $HD model specificUse this as a general guideline. 

So the turnkey company has made 50k on their flip without needing to pay realtor fees of 6%.

If so, they can sell within 2 years and not pay capital gains taxes on the sell of the home.They could take that money and buy multiple rental homes in other areas if they wanted, or use the money to downsize in to a different home while still having money left over.

but if i go in a LLC with them i get hit with the tax from the sale of the homeThe GC and the flipper were just going to split the profits from the sale of the home and they were going to pay me 2%/12% for the duration of the build. 

We are building a place with HELOCs then after it is built we will finance it and pay off our HELOC, at least thats our plan. 

Electric heat can be very expensive in the winter so I would always encourage landlords to have tenants pay utilities so they have some incentive to conserve.