They one, aren't familiar with completing 203k loans or two..simply don't want to be bothered with them because they are more paperwork.  

I’m continuing to work with the tenant, but we’ll be approaching two weeks late with no signs of plans to pay.

I can build a 4-plex, four two story units side by side, with a total of about 5000sf for about $1m, land included.

The property has two residential units on the second floor and first floor is a retail space.

Its hard to do return on investment since we are getting principal back starting year two as we sell..

As already mentioned, you could sell via seller financing to lower AGI, as all you would have to claim is the payment income - until balloon payment received.Did know an investor that had 14 properties paid off and he moved into one every two years to then sell with the $250k single exemption.

We've used Reg D 506(b) for our syndications and ONLY communicate with investors that have a prior relationship with us.There are two illegal activities that I see all the time. 

Real estate is easy to get into, but hard to earn a living. 87% of all agents quit within two years because they don't make enough money.

So first, can you do this without the other two partners or with just one of them?

I plan to refinance in two to three year once rates come down a bit.That said, I need to be very confident in my numbers on the hotel, since I'm putting risk on my other properties and essentially wiping out their cash flow.Happy to connect.