My closing cost help shrinks the longer it takes the Optionee  / TB  to exercise.

Rather, I’m just exercising my right to express my extreme dissatisfaction with my personal investing experience.I found out about Morris Invest by listening to a podcast, and later watching YouTube videos, by Clayton and his wife.

But with the jv I wouldnt have to exercise and contract with buyer?

I gently disagree.

If it is just one person being stupid I will gently subdue them.

I just went through this exercise for my own new company and the temptation was there to just say oh it's a REI company and nobody cares about the name or will ever know the name.Imagine yourself in a networking situation - will you be proud to say the same of your company or will you say the name of the company and then offer an excuse as to why it's so boring?

I still need a vacation every 3 to 6 months and exercise multiple times a week to clear the mind.Even if you love what you do if you burn candles at both ends you will flame out.

. - a Flip.The Acquisition:Acquisition cost $100,000 (purchase price + closing costs)Rehab: $25,000ARV: $160,000 (assume this is the sale price)Assumed you get investor to finance you 75% of project: ($125,000 x .75) = 93,750Your equity (cash for "cash on cash" calculation): $31,250 (100000+25000-93750)Now the sale:Sale price = ARV $160,000Sale commission 6% ($9,600) - traditional listing agent.Other closing costs: ($2,500) (lets ignore the interest for this exercise)Profit: $54,150  (160000-9600-2500-93750) Cash on Cash 73% (54150-31250)/31250 ---- VERY SWEET INDEED.....BUT ASSUME YOU GO WITH A FLAT FEE LISTING SERVICE (FOR $99) AND OFFER 3.0% COMMISSION TO BUYER AGENTSale commission 3%+$99 ($4,899)Profit: $58,851 - (160000-4899-2500-93750)Cash on Cash 88% (58851-31250)/31250----- MUCH SWEETERYour see how a small % change in the commission has an exponential effect on your Cash on Cash due to this simple fact: Commission come directly out of your equity while commissions are calculated on the entire sale price, which a large portions is leveraged by the loan. - a change in less than 3% in the commission impact your Cash on Cash by 15% - WOW!

It´s a worthwhile exercise, but you´ll probably come to the conclusion that buying apartments in Dublin 2 is not a good way to generate a strong monthly cashflow. 

I am especially thankful to @Brandon Turner and @Joshua Dorkin for the podcasts that ALWAYS extend my workout because I will just keep exercising for the full length of the podcast!