There are some banks and non-profit orginazations help first time home buyer for down payment. 

Would you call in Goodwill or a similar organization to donate all those items?

Part of the costs are modest management fee (5% in leasing I think), an asset mgt fee of 9,000/year (1.3%), 5,000 / year acct/legal/organization, vacancy/repair/maint/misc util/ tax/insurance.. then the loan which refinances 24-36 mo which hurts cash flow but returns all capital**[I think you should achieve a 11.3% CAGR by initially investing 630K (615 initial + 110 year 2 minus cash flow), getting that money back and investing it in the market @7% and adding 35k each year till year 10 from teh cashflow.

I met the stipulations required 'For a limited time‚ only Owner-Occupants‚ including non-profits and public entities will have offers considered during the Make An Offer Now period.' and have submitted an offer.

As I am getting organized to meet with my CPA at end of the month, I have realized I could have done this more efficiently.

Steve - This depends on how the entity that the profits are being retained in was organized.

Congratulation on your organization and goal setting skills.

Just hope your tenants have never heard of BASTA,  non profit tenant attorneys.

@Anthony Dooley comment +1Also... if you plan on starting a business with anyone (especial friends or family) make sure you create an LLC and have extremely thorough articles of organization that outlines what you will all do when poop hits the fan (getting sued, one person is working more than the others, one person has put in more money than the others, someone wants out, you go into bankruptcy, etc).

If it's a larger organization, feel free to inquire about their different staff qualifications.2.