But now learn to let go the anger and frustration or it will own you.If you keep to your goals and continue moving forward, the day will come when you realize this was a learning experience and that you have profited greatly from it. 

I just dig up all the threads about bookkeeping software.The issue was, the seller did not separate his income & expenses, profit & loss, etc. for this property from all his others--I don't know how many, lets say he has 100 doors.

Yes, most of the JVs I've seen are where you fund 100% of the acquisition and work out cost, the experienced investor finds/vets/leads the deal and work out process, and then profits are split 50/50. 

Behind the counter employees are a huge expense (unless you are a multi hundred unit facility) and if your competitors use them and you do not then you can either undercut their prices or reap more profits.

Here are my numbers:$82k PP and CC$60k renovation (fully permitted)$3k holding and misc$145k all in$200k ARVRents range from $650-850 (of course I think for a brand new unit we'd command the highest rent)$55 gross profitSo if I went traditional I'd spend another 13k in closing and agent fees.When our investors fund the entire deal we share 50% of profits so why not find the end buy and hold partner in the beginning and give them that 50% discount on the property.

ARV - $161kReno-$16k (if contracted out)Desired Profit: $30kHolding costs : $1100/monthTime of reno: 2 monthsTime to sell: 2 monthsSay I want to bill my time out at $30/hour, is there a way that I can claim that? 

Should I just pursue other banks and get an appraisal?

I guess my question is, if they fund some of the deal what strategies would you use for them to profit from this deal.

Buy with 20% down, save 1st year profits as maintenance reserve, take profits year 2-12 and pay off note and you will own free and clear.  

Homo economicus would say maximize utility on the loan side and profit on the income side.