They had the $20M in coverage, equating to $400k+\- per unit or less than half the $1M Zestimate.  

Quote from @Alan David: Inner circlejerk for  thec few who  hsvent been nripped off.........yetYour not “ripped off” if the investment parameters and risks were properly disclosed and you chose not to read the disclosure materials.  

California is the worst with taxes.

I individually priced all my materials and got several estimates from contractors.

Here's a good breakdown of your options for tax collecting starting Feb 1 based on the new regulations.

He get's principal and simple interest payments over a number of years.I'll manage the deal and the property.Looking to create a proforma for this that would fit a typical rental analysis but insert the detail of having private money cover the DP.

Materials have increased more than 20% in the last 5-8 years.

Are you focusing on adding them in the general PHX area? 

What is the best way that you have found to tell them that you need labor & materials separate, so at tax time you can send them a 1099 for labor?

What areas do you find the best ROI on your flips?