My client and I settled on an offer of $405k with all contingencies in place (inspection, appraisal, financing).

Financing might be a challenge.I would recommend consulting with a attorney, loan officer, and CPA to discuss your specific situation and determine the best course of action. 

Instead, ask your accountant to write a letter of explanation for your finances that adds back depreciation and capital improvements rather than expenses.

How did you finance this deal?

But it is very much applicable to single family rental and residential units simply by getting bridge financing and a post transfer cash out refi.

How did you finance this deal?

Don't be so quick to indebt your paid off townhome until your learn creative financing and review all your options.

I haven't spoken to the county yet, but will make that phone call today.As far as financing -- I was leaning more towards getting a business line of credit or using a business credit card and rolling it over to interest free cards.

I’ve talked to a number of investors and they can’t get 10% down on owner finance transactions were the deed transfers at closing.I operate in 4 or 5 markets.

And financing from what I've heard is very difficult to get.