But the real secret to making money in real estate is finding the right properties at the right price—and that's where off-market deals come in.Off-market properties typically cost less than those listed on the MLS because sellers are often motivated by reasons other than price, like financial distress or personal circumstances.

This is a fine example of where to research out of state investments as the housing prices to purchase are still reasonable and low (not like California where I am and entry level house SFR is a million dollars). 

Typlcally, a lender is going to lend 75% - 90% of the Cost of the project (property price plus rehab cost (scope of work)) or 70% - 75% of the ARV (As Repaired (as completed) Value).

You will see more of these types of changes coming out of government, we can’t build all A properties at ungodly numbers for dirt and building costs!

(Net sales proceeds after all costs (PS. loan payoffs are considered proceeds.) minus purchase price is your taxable net gain.

How much does it cost to buy down rate per %?

Insurance cost is a huge problem here for all Associations.   

It's very common for buyers to get nervous about sewer line issues due to how costly the repairs can get.  

.: What are you hoping to get out of the extra time, work and costs of having the LLC?

In my opinion, since the tax code is open to interpretation, I interpret as much of my costs as repairs unless something obviously falls into the definition of asset.