However, after reading through some other forum posts it sounds like most contracts for flips do not include disclosures for the cosmetic items.Do most AZ flippers who do their cosmetic work themselves not disclose it?

Purchase price: $176,000 Cash invested: $80,000 Off-Market Deal in Southern Orchards that was found through cold-calling.

Simple answer, yes these are all normal things to utilize.However, as to how they are used - that will depend entirely on where you are going and what you are trying to accomplish.For tax purposes, given it is generally a bad idea to use an S-Corp or C-Corp for holding real estate, any other tax structure will have absolutely no difference from one another - IE an LLC taxed as a partnership, an LLC wholly owned by you and disregarded for tax purposes, owning directly, or owning through a revocable trust - all of these have the exact same tax result at the end of the day.

The problem is in a lot of those cases there is no potential to cash flow unless you are putting 30-40% down.

There is nothing more powerful than a community that helps each other with growing and helping each other out with problem that other investors have already been through

Investing in well built properties that are able to generate positive cash flow with current rental rates2.

We haven’t filed personal taxes as our accountant extended after an accident so have no “income” shown through taxes.

Verify of course with the utility companies to make sure they aren't giving you bogus numbers.EFFICIENCY look for ways to "value add" through energy efficiency. 

Hello all, We are going through our first eviction. 

Market Selection Criteria: To choose the right market, consider factors such as:Economic Growth: Look for markets with strong job growth, a diverse economy, and increasing population.Rental Demand: Identify areas with high demand for rentals, which can be indicated by low vacancy rates and high rent-to-price ratios.Affordability: Ensure the market offers properties within your budget that also meet your cash flow and appreciation goals.Property Management Quality: Verify that there are reliable property management companies in the area to handle day-to-day operations, especially if you are investing from a distance.Comparative Market Analysis: Perform a comparative market analysis to compare potential markets.