Also curious what the cost is. 

Most of the stuff I attend now are higher-level conferences that cost a lot to get it.

At the buy down shops, you can get into the 6s but it will cost you a few points.

Today it has good cash flow (~$6k/month using 49% expense ratio) and is up ~$1m above costs.  

I have been in Milwaukee WI for quite a while as investing in my backyard in NY is cost prohibitive. good luck on your journey!!!! 

If not rented at fair market rent, this property will just count as your residence, not a rental for tax purposes.Structuring the property under an LLC or land trust could trigger a due-on-sale clause, so check with the lender before proceeding.To minimize risk, consult a CPA for tax strategy, weigh financing costs, and draft a legal rental agreement.

We are considering building and holding townhomes but need to determine the costs.  

I built a house and it’s going to be difficult to sell as I have no equity in it because of Cost to build.

You buy it and now go to look at your beachfront and see a dumpsite of shingles or tires, that will cost you more than the lot is worth to clear out and maybe have the EPA just waiting for someone like you to jump on with fines for the cleanup. 

The hard money 10% plus additional thousands in closing costs was too much to swallow.