How would one go about localizing the discussion so that doesn't happen?  

When I enter my discount element there, TurboTax doesn't offset that income against past investment losses that I carried forward from past years.It seems to me that a discount element from a note held for long term investments should be offset by investment losses carried forward from past years.

The statue says it "terminates the lease" and doesn't give back security deposit either. .... my tenants prepaid 6 months of rent which only applies to the last 6 month this of the lease terms.

An MLS deal will never be a good dealCash flow on paper doesn't equal cash flow in real lifeI'm too busy to think about direct mail, etc, etc The kernel of truth in all of these excuses helped me to convince myself I was being prudent and being smart by waiting until I had more money or more relationships or more of this or more of that. 

Obviously the partner in the market of the property will have more boots on the ground influence but that doesn't necessarily mean a large cut of that property if building a portfolio is the goal.

Your question doesn't mention type of property/size/condition/situation...

HUD consultant doesn't arrive on the scene until you are under contract, and can refer you to a GC.

Now a $50k duplex is going to be either a complete gut (which doesn't appear to be what the OP is looking for) or in a rough area. 

If she doesn't agree, the contract dies and she is out.

That doesn't prohibit you from taking out a mortgage on it.