You should not, under any circumstances, try to flip a house based on what you said above.

I've filled out the 1040 Schedule D Tax worksheet 3 times and each time have come back with it being taxed at the marginal rate of 32%, with no particular special treatment, based on the flow of that worksheet I don't see how it could be any other way.I have read many, many, many, many, many threads on this forum mentioning the recapture being taxed up to 25%.

Their standards are higher than any normal renter which is odd based on the type of clients they represent.

So 2 options here. 1) move on.

Based in Oregon.

They are higher touch and based in CA, which would be a benefit to you.

How do you weigh the benefits and risks of each option to maximize profitability in your investments?

Property contracted for $300K and recent appraisal came in about $50k under that based on limited comps in the area.

We have a family partnership that holds some commercial properties (light industrial) and I am looking to help resolve some family disagreements by finding a cash out refi option.  

Ill accept all answers and let me know if you got other questions on my scenario.I just feel like Im at a spot where the options here are endless and I want to  continue building my assets to create family wealth and retire early and enjoy life.