As the legally required small print in the offering of financial products reads: "Past performance is no guarantee of future performance".

AND have provided the 150 hrs of material participation and not have had any other person perform longer work hours than you.

If the city ever wants to add sidewalks or run utilities underground, those homeowners will be out of luck.PS: I have never seen a juridisction pay to remove items in an easement or compensated owners for performing work in an easement.

We will continue to observe the performance of this property and eventually will build a second house next to it.

If the guidelines are clear before they sign the dotted line, there is a mutual respect, and a good vetting process is performed I think I can minimize tragedy.

There are absolutely areas where you can beat a 10% cap rate - I see it all the time - you just need to know where to look and what types of properties perform best.Some areas I would check out include Bailey, Arvada, Westminster, unincorporated Adams County, and many more I could point you to beyond that.

I can probably point to a 2-4 unit that performed better than a single family, and I can point to a my own single families that performed better than my duplex.  

The whole scheme was buy a foreclosure, "sell" it back to someone that can't qualify for traditional financing with seller financing at a higher rate, once note is "performing" you can sell the note and make a lot of money. 

Maybe it would have skyrocketed our performance, but I doubt it.  

Number makes sense on paper but let's see how we perform at the beginning of next year.