First, lets say a long time tenant moves out and its really time for some new paint.

If you are trying to do this on shoestring budget, what will you do when you have to replace an appliance or say, a roof?

Many find this an unethical practice.When I say a double close I just mean that you bring your own funds to buy the property; then immediately have the 2nd closing where you sell the property.

I live in a what people might say a low income family neighborhood.

Why do you say "As if we are the ones buying the property".

Let's say a $1M fund.

Hypothetically speaking I am still checking out a few things with Georgia law.Cops say they cannot remove a tenant without a writ.Health department was closed over the weekend and so was code enforcement.Tenant per most leases are required to have renters insurance which covers acts like electrical,water damage,damage to their property up to the face value of the policy.Another option is that the tenant can pay a plumber,electrician to fix the unit upfront with cash and then keep the receipt and deduct it off the rent they already owe the landlord.Yet another option would be to terminate existing lease and have them pay back rent owed and move them into another unit with a new lease.I do not see how a landlord can be forced to put up a non-paying tenant into a Hotel or another unit without paying any money.I have heard with the Health department or code enforcement they can come in and say a unit is uninhabitable in it's current state and the tenants must leave.I am curious to find out and call on Monday.

I was afraid that was the answer and I can't say as I would blame the investor who's getting hosed from being very cooperative in being shafted.donrock

I'm sure others will pipe in and say a option contract does give you equitable interest, but some of the most experienced investor on here tell you otherwise.

This is just hypothetical ofcourse and I know there are other factors involved but lets just say all things are equal in this instance.So what I'm really asking is... if you had the choice between say a 50 unit building or a 25 unit building but the 25 showed to have a bigger profit margin wouldn't the latter be a better buy?