I don't think Im paying my bookeepeer an outrageous amount, although with economies of scale (I have one commercial insurance plan, commerical portfolio loan from a single bank, one bank account, etc) it probably doesn't take the Bookeeper 3x to do my books compared to yours. 

The unobstructed water views for both front STR units can be challenging to determine additional value compared to other 3-unit properties without views.

I understand, to clarify the cash flow is not my only source of funds to purchase future deals as I am able to save a large portion of my W-2 income as well and the cash flow from the property is a very small percentage comparably.  

- If the 5% do say they'll sell a must in this business they have to also agree to MOVE OUT PRIOR TO YOUR CLOSING DATE. 

I then blow their mind when I say yes if your client approves a land contract then I’m pre-approved, the point I’m trying to get across is investors are a small group of ppl buying RE compared to the end users buying at regular circumstances, mortgage, escrow, inspection, etc….. so for me to be efficient and do my business fast, easy, relaxing I became a realtor myself, it’s still Hard cause I have 2 or 3 realtors a week that only sell million dollar houses and ended up helping a friend sell a low priced rental area home and fumble at ever process or question I throw at them. 

I would compare it to you or the Seller buying down the rate permanently.

If it wasn't for the fact we used it as ministry to support this young woman prior to this tenant, I wouldn't have done it. 

Or you can violate various tax rules at your own peril and claim the current rehab was dne prior to TOD.  

There is usually not much that compares with what we offer, so we only compete apples to oranges, so incentives are not a good tool for us.The types of tenants we want (multi year) also respond better to an adjustment in rent than an incentive.

@Cory Prior There are ways of doing low-money down strategies.