@Brad KanouseYou've gotten some good info so far from Arthur and Dmitriy and I wanted to add in some other things to think about as well.1.Self-Directed IRA (SDIRA): This is what @Dmitriy Fomichenko mentioned, and he's right, it could be a self-directed IRA or a solo 401k.  

I would want too as well.

We are doing really well, though, and have a lot of options for growth now.  

Hey @Max BellinoI'm from Worcester  area as well and have a solid cost segragation guy. i see this is a month old but shoot me a DM if you're still looking

I wish them well. 

Occasionally there is some decent Savings in those relationships as well.

I don't think that's the point- although @James Wise isn't known for subtlety. 

I have been on New Western's deal list as well as another bigger local company and everytime I underwrite these deals there is very very minimal left on the bone let alone contingency funds for going over budget on the flip...

We take the T12 roll it forward, we strip out anomalies and one-time expenses and then layer in base assumptions and any known large expenses that are planned for the next 12 months.

. - Manzanita, Arch Cape, Cannon Beach, Pacific City - Already well established as the more prestigious zip code on the Oregon Coast and just a quick drive from Portland this northern coast region offers premium restaurants, experiences and accessibility.