I’m pretty certain I don’t agree with him because i hear if loads of peoole on the BP poscast who have done well with small multifamily, but his experience and expertise makes me question myself, is he just plain wrong or is he on to something?

I worked with the wrong appraiser this time. when your HML and private investors loans have  12% interest only payments, I bet you'll rethink about that 12 month seasoning period hahamost lenders do 70-75. not all. you can find higher LTVs if you trytrust me, I've had about a million people tell me to 3rd party my management however in my situation a lot of money would be thrown away doing that.

I guess it will just be more of a waiting game then, I just couldn't believe people were posting their properties with such misleading numbers and figured I must be doing something wrong!

"We'll finish the flip at the wrong time of year to sell."

I guess I assume if I'm right more than I'm wrong then my risk approach will be a net positive. 

I'm no attorney and my advice is worth only what you pay for it,  minus the cost where I got it wrong!

Is the problem that I am just dealing with the wrong type of sellers?

Correct if I'm wrong.

I could be wrong so you would need to check with your tax advisor.

Beautful city and can't go wrong with all the different CANYONS.