It is all in or all out kind of thing especially on larger commercial.Anything sub 1.5 million and below is more mom and pop small town type stuff.

This is my first post discussion and I have a question about how you go about these 'Hard Money or All Cash" deals.

Obtaining zoning, getting approval for site uses and densities are all ways to realize increase land value.Once and if a property has some or all the the approvals needed to permit, build and operate the project(s) that reflect the highest best use, it has a much higher value than before these entitlements were in defined and in place. 

The one issue I ran into that you may not if you go the 203k rehab route is that sellers are often much less likely to choose a FHA offer over a traditional mortgage or all cash offer due to the extra requirements of livability that FHA's have.

Do you have other house-mate tenant that can back up the oral agreement regarding the Parking situation?

I take down payments from COTS and CVOEO and have never had an issue using part or all of e security deposit to clear up past rent or damages.Burlington is a great place to be a landlord so long as you’re good at it.  

Following the rules will allow you to exclude a portion or all of the gain after a certain period.If you are not interested in taking the time to do the investments yourself and following all the rules - you can invest in with a syndicator whose fund is set up as a qualified opportunity fund. 

I have no idea if such a law exists in Illinois and whether it applies to a 7 unit.The fact that you didn't deliver the $5,000 to him suggests that --- even if you had an oral contract --- it's too late to enforce it.

Take part or all her deposit as a re-rental or lease break fee (or don't depending on how hard it was to rerent).

Mortgage, insurance and taxes or all covered as well as management.