On the sale side, title, escrow, and most closing costs are paid from proceeds of escrow so they do not come out of your pocket and thus, do not factor into your ROI equation.

Or long term capital gains tax treatment, given the original intent?

Specifically,"FinCEN intends the proposed regulations to reflect the distinction between a seller-financed transaction (which typically involves family members or friends in a one-time transaction) and a person that is primarily engaged in the mortgage finance business but for business reasons or changes in markets, competition or other factors, conducts relatively few transactions within a given period."

Even factoring in unfavorable expenses, many of the nicer homes in that price range are showing a cash on cash ROI of more than 25%.

Hey @Jeff AmoreThe information you provided, in and of itself, definitely isn't enough to eliminate the possibility; but I'd need info on a couple other critical factors before I could really say one way or the other.A few of the questions I'd personally want answered are:For one, how much cash do you need to bring to the table and how much debt are you taking on?

That's also a very huge factors.  

However, you also need to factor that the actual cash value grows at an annualized return of 4-5%.  

Be sure to stay active now that you posted, setting up key word alerts can help with that.I can't help with the specifics of Tacoma, but I might suggest researching school quality, as that is a key factor in desirability.  

In short, if you don't know the person already and have built a rapport and trust factor with them hire a company of persons, not just a company of one.You may want to contact the plumber's insurance and/or bonding company and make a claim (assuming they had coverage) and I'd also contact the licensing agency.

Many investors shoot for making $100 a door, so you have doubled that (without factoring for property management).Stay on top your vacancies.