crap happens this is a total outlier.. 

It is a duplex totaling 4 bds and 2.5 baths with modern updates, in great condition.

As large investors entered the market to acquire single family houses, our margins were squeezed and we ultimately could not maintain our target investor returns as the market totally changed.

For me, If they buy with me and then sell with me when they flip it, it is totally worth the time/effort. 

And all currencies will eventually go to zero, Warren Buffet was not the first one to say this.Once I understood this, I started looking at leverage in a totally different way.

At my other location, I currently have 6 rooms with three vacancies and totalling 4 at the end of the month.

Here's a revised response with a more structured format:---Hey JeffIt sounds like you’ve got a solid deal in the works, but I totally understand your concerns about the 5-year seller carry.

The down payment is based off the total adjusted acquisition cost – the purchase price plus the cost of renovations.

For example:Item                 Estimate    Confidence      Low        HighDemo              $2,000      90%                  $1,800    $2,200Construction      $15,000     80%                 $12,000   $18,000Misc                   $4,000      75%                    $3,000  $5,000----------------------------------------------------------------------------TOTAL                 $21,000                           $16,800    $25,200Obvious this is a grossly oversimplified example. 

And just look at wholesaling its become regulated yet gurus still tell their students its totally legal the way they teach when it simply is not..