I have an investor that only cares to break even on cash flow yet wants lots of appreciation.

Was one a buyers inspector and the others FHA or do you mean you purchased FHA and when you bought they did not care?

@Ericka Grant If the guy has really good credit and thus a lot to lose in this situation he will either agree to the payment arrangement you suggested or find a way to deal with the "issues" he came to you with.If this were me I would let him cool down for a little while and in most situations these things take care of themselves.

They will dictate what you can and can't do...and they care nothing about your budget or timeline. 

I don’t think they care about lost returns.

. - Does the rent price include utilities, lawn care, etc? 

On thing I can depend upon is me to take care of business and secure my investment.  

Be very careful when you are trying to structure things purely for tax avoidance.If you add your son to the title, you made a taxable gift to him. 

If they have issues make them feel you care whether it is something you intend to address or not.Do your regular maintenance inspections and if you never hear from them they are perfect tenants. 

Since that time, I have watched more products being offered by GF, not just rehab loans anymore, but new construction, BRRRR loans, even notes of pre-bundled loans underlying them come into the mix of what an investor can purchase fractions of.I like the fact that the borrowers tend to have some experience, and skin in the game, and that the GF underwriters properly value these properties, and the fact that all these metrics and more are available for any investor to see.