Submitting a form D to the SEC is negligible and then each state someone is in that invests you must file a form d in that state as well which can bea  few bucks to a few hundred bucks.Where you will incur the greatest cost is raising the actual capital and marketing etc. 

To Sum it up, its a good idea if you can exceed the cost of capital (higher rate than your cost of debt) with what you earn on your heloc/debt you pull out and invest.The question is how much gains above is enough to substantiate the risk of your variable interest rate, well thats up to your personal investing criteria.

You said "100% of our funds were investors" then "my capital came from bank Lines of credit NO investors", so wondered exactly how much of the 100% was replaced. 

It's not just the taxes, but being able to at-a-glance look at expenses by the month and year, profit and loss calculating automatically, and even cash flow by property and total portfolio by month and year.Thanks for suggesting it!

If you can fight to break even and hang on to that place for the long term, that will provide the best return on capital by a long shot.

Remember, if you sell it, you'll have capital gains that you will have to pay since you are buying the other property before you sell you're old house.

They’re like mini-dictatorships; even after you pay them off, HOA fees keep piling up, and it starts feeling like a timeshare.Miami, while beautiful, isn’t known for cash flow unless you have deep pockets to buy beachfront properties and can afford to take losses while waiting for long-term appreciation.

Of these professional wholesalers, nearly all of them will be well capitalized professional real estate investors or large businesses doing hundreds of deals annually with many years in and around every part of the real estate investment journey.

Conversation is no different, motivation is definitely there, but telling someone, face to face, for this deal to make sense; 1 they over paid for the property, 2 they are gonna have to take a 40k loss in less than 12 months.

Appreciation MAY offset the cashflow loss.