Instead of buying my typical rehab and reselling in 3-6 months and paying short term capitol gains 28%, state income taxes 6%, and (according to some) payroll taxes 15% for a grand total of around 49%, I would instead buy a home to rehab that I would live in for two years as my primary residence.

Welcome from Grand Rapids home of the massive lake effect snow dumps!

I have met a grand total of two people that seem like they would be able to perform.

If they don't have a grand, you probably shouldn't be selling to them anyway.Remember this, price overcomes all objections.If the deal is priced correctly there will be someone who will be glad to give you your entire assignment fee upfront.

You say to yourself, OK, I can do it for 20 to 25 grands .

Those are likely at least a few grand each.Be aware that building codes for multis like this are very different than for duplexes.When you evaluate a deal, look for reasons not to do it.

So not only am I paying an attorney a grand, I'm chewing up an entire half day of my time too. 

If you're making a grand an hour, hire a qualified person to do it for you. :)

I'll pay you hourly for maintenance and such , hourly for driving to check stuff out, a piece of every deal (maybe a grand or something)....then get a flat price from you on rehabs, barring unforseen issues.

In particular someone willing to dig for a good deal, make offers and negotiate hard but fair.Special emphasis on communities such as Riverside, Grand Terrace, Redlands, Loma Linda, Highland, San Bernardino, Yucaipa, Calimesa, Beaumont, Banning, Hemet, San Jacinto, Moreno Valley, Perris, Menifee, Lake Elsinore, Wildomar.It's been amazing speaking with most realtors that we have spoken to with no concept of what makes a good "investment" based upon a true financial analysis.