My realtor team is mother/son and what happened was my buyer did not have a realtor so he is using the son-- who was on my team-- but is now also the buyer's agent. 

My oldest son is a firefighter with CalFire.

Finding multifamily to FHA. 3.5% down don’t cash flow on any of the properties I’ve visited/ran #s on.

On the other hand, I just had a 1.5 Ton, 2-head system installed in a 600 sq ft apartment where my son will be living.

My son-in-law is a contractor and we are going to set up a JV company to allow us to scale up and use BP's buy-rehab-refi-repeat strategy to generate passive income and get him and my daugther started on the real estate investor path.My question is around how to structure a fair deal with my son-in-law. 

As it turned out, their teenage son was smoking weed in the stairwell.

My son would be the commercial tenant.

Time comes for her to pay and she refuses because it wasn’t her son.

I partnered with my son to purchase a house hack for my son while he attends college.  

I'll use simple yet realistic numbers for those who are not familiar with the Bay Area real estate market, Example Business - Real Estate Developer LLCLot Price - $1,000,000House Size - 3,000 Sq FtConstruction cost per square foot - $500Construction Cost = #2,445,000Total cost to Build = $3,445,000Sell Price = $4,500,000 Average square foot per area (Palo Alto and Mountain View) - $1,500Construction Cost BreakdownConstruction Cost @ $500 a square foot$1,500,000Contractor Fee 10% of construction cost$150,000Civil, Mechanical, Electrical and Structural Engineering & Architect Fee 30% of construction cost$450,000Permit Cost 1% of Home total value$45,000Site Work & Landscape 10% of construction cost$150,000Contingency 10% of construction cost$150,000Land Purchase BreakdownDownpayment 20%$200,00018 Month Mortgage Payments$95,000I know the land purchase will require a 20% downpayment ($200,000) and the construction loan will also require a 20% downpayment ($489,000).