Put into your spreadsheet of choice a column called (Marketing Expenses) and put in the commissions there if you use an agent, and if you don't then best of luck on selling that property and doing all the leg work to get it sold.

Sure.Here's how I would put it together if we're claiming primary residence..... get a very well drawn out letter of explanation probably involving her office or location of work being near the subject property and have the employer document the request to be closer to work so the story flows and is plausible in the mind of an UW.Now if you're going to put down 10% anyway you could just structure it as a second home purchase as second homes can be purchased with as low as 10% down up to a max of 417k loan amount in most parts of the country and especially so in Los angeles, Orange county, San Bernardino, and Riverside, and Ventura counties surrounding you.

I'd like to do all of the leg work (analyse property, interview contractors, manage project, manage property) We would split profitsIf interested in B&H of a duplex or triplex partnership in NOLA please contact me.  

I'm in Orange County NY.

For Orange County it is http://www.ocpafl.org/Searches/ParcelSearch.aspx

Or, perhaps you want to partner with someone, where they buy non-performing notes with your money, they do the leg work to get the note performing, or other exit strategies, and you share the profits.  

I work for a boutique shop in the antique district on orange ave.

ALL RE is cyclic and Calif is typically an 8-9 cycle, especially in the most desirable areas like SF Bay area, Orange County.  2008 was a major down turn due to the mortgage industry collapse, not true property values. 

I have already reached out to zoning and have a local land use attorney helping do some leg work on

So what I am saying is, it is a bad idea to play "chicken" with the IRS in hopes of gaining a leg up on other bidders at auction.