The amount I pay on the sell side, for the service I get, doesnt warrant the switch, but combining the buy and sell @3,500 a project could could easily bring in an extra 100k annually.

Lead based paint, tenants, and remodeling are not a good combination.

Our combined income $45,369 with expenses of $24,125.92 for an expenses ratio of 53%.

So this is going to sound stupid, but the situation is unique so bear with me.

If I understand you correctly, you are planning to combine personal funds and your Roth IRA funds as tenants-in-common on the purchase of investment property?

I will be giving some serious thought into running a soft wood/ pecan trees/hunting lodge combination.

Is this unique for my state perhaps?

Not really and real difference unless the L/P has a default provision with damages and that probably isn't done except in unique situations, and no, don't go there as some strategy, damages may be applicable in commercial transactions.Actually, neither one is best as each may be unique.An option doesn't tie up a property as it can be sold subject to that option.

I enjoy the format of the "famous 4" and "fire round...I find the interlude to topics and unique insights you are able to ask guests invaluable.

I am at roughly 60% LTV with my holdings combined.