Then once you are working on the deal, you'll continue to update the numbers to make sure you are tracking.Good you are getting GC costs, but make sure you get all your soft costs, insurance, architect, CE, MEP/S, soils, environmental (Phase 1) if needed, condo map completion, dept. of real estate condo map sales process costs, etc.My observation at this point is that my ability to guide you through the process via BP posts will be very limited.

The debate going forward is continue using my own cash (in total control, no interest, can make more competitive offers to acquire properties, higher $ amount returns, no contractor draw requests/inspections to deal with throughout entire project) or turn to a HML who is going to cost me around 10-11% with 2-3 points interest only loan with no pre-payment penalties (much less cash out of pocket, high cash on cash % return, potentially do multiple projects at once). 

Sure we’ve had some back and forth discussion in regards to the LOI, but that’s about it.I️ want to throw it out there and see where I️ am missing the boat or if my underwriting looks good and need to continue to be patient.During my underwriting I’m using the sellers actuals from previous years.

More cash out of pocket, more eggs in one basket scenario and slower process to buy a second property, eventually (this includes moving out of my coop with which I have a love/hate relationship)Sell my current coop, buy a duplex with less TLC needed in my preferred neighborhood, move into the property for an unlimited amount of years, qualify for an FHA loan and use the extra cash to continue saving to purchase a second property in 1 year or 2?

They really have three choices:Pay the tax right now, pocket what's left.Spread out the tax bill with seller financing.Defer the tax with a 1031, continue to get the income from the replacement, let your heirs take it with the stepped up basis.I've had this discussion with my accountant. 

The legislatures continued drive to add regulations for everything will cause costs to increase for landlords.Rents will rise as a result. 

I think we need good investors to step in like @Geoff Neidenbach to start displacing the 'slum lords' that have allowed the neighborhoods to continue to operate in despair. 

Sell now, do not waste time stalling for 3-5 years continuing to lose money every month.

But they continue to have to get board approval every time I want to do a deal now. 

If there isn’t a system in place, I will work to fill in those gaps to systemize and continuously improve that system, until it it is 100% efficient.Currently, I am in my researching and educational stage.