Lastly, I want to promise BP to set aside my shyness and be much more involved in the Forums.

Darn I'll bet that friend was always the hit of the holiday parties too !

No one in this forum is going to be answer conclusively either so your best bet is to speak with  a local zoning lawyer and also to the zoning officer in town in detail. 

Hey @Jay Hinrichs you'll only see me posting in the turn key threads if there is a title issue involved...

This will be the first time I have not had a realtor, title company, and atty involved in a purchase.Here's where I'm at:We've signed purchase agreement ($16k PP no EMD), and are ready to close.

I am not one to ask friends and family for money but the right property could be a win-win for everyone involved.

It seems painting gets the highest rate of return for the cost involved.

I bet you are slaughtering part time agents on listing appointments with this comment Nathan.

If they are really returning your capital and you have no assumption of debt then absolutely you'll be involved in a step transaction - that's just another way to access profit.But I'm having a hard time picturing that scenario. 

Most of them don’t want to get involved in the PM side for what I’m charging, so keep adding value to the Realtors and they’ll come.