@troy s Great to see you have the practical side behind your self, it dose ad a lot of validity to what you are saying and congrats on the move to management; I'm sure your body is thanking you, let alone your lungs, eyes from all the off gases. 

If your girlfriend contributes her commission, as opposed to lowering the price by that amount, which wouldn't reduce your down payment, it will be taxed income to her.Your exit strategy of selling to a wholesaler is crazy, they'll pay you about 70% of value.If you're going to charge market rent, and trying to push taxes and insurance on the buyer/renter....good luck with that, outside of any regulatory issues.You'll have closing cost on both transactions, and unlikely a seller credit will cover them all on the front end.This idea just has too many problems.

Many buyers who are interested in living near a large body of water should expect to pay for that insurance.

I and Tim Williams, of 21st Mortgage, formed a Dodd-Frank Task Force to deal with all the new regulations and the CFPB which every other major manufactured home chattel lender joined and helped to fund.Not all attorneys are experienced at regulatory law or even qualified to address these issues even though some of them act like they are.

Another piece is basic human emotion and body language.  

A body in motion tends to stay in motion...

This grade includes market demand, regulatory ease and other factors Also whether you are buying a unit in a multi-unit building to use as a furnished rental or doing rental arbitrage with someone else’s unit, it’s critical to get flexible terms with your HOA or landlord.

It is advisable to do your due diligence and ask about such things as how long have they been in business, are alternative assets their sole focus, are they BBB accredited and rated, are they a regulated financial institution, have they ever been sanctioned by any regulatory bodies, how many accounts and how much in assets do they administer?

I’m 24 years old, I’ve been a mechanic for the last 5 years and the toll it’s taken on my body is misery at this point.

Put the sale price on an addendum not in the body of the contract.