Schedule meeting with architect to discuss preparation of construction plans (site plan, grading/drainage plan, utility plan, erosion control plans and construction details): GOAL: walk away with proforma of project cost to compare to our projections.  2.

@Kyle Nield if you are in the 1-4 unit space then you can just use a mortgage broker from one of the larger national players for the cash out.

Plus when your clients become the buyers, sellers hate house sale contingencies that put the control in the buyers’ hands.

. $1500 straight to the pest control guy for fumigation, $4-5k earmarked for a driveway and patio pour direct to vendor, and a contractor to do kitchen cabinets and counters, appliance hookups, vanities, 5 panels of wood fence, interior pre hung doors, a bit of termite repair, and a few other things.

Control, profit sharing and liability are among many of the other factors that separate them as well.That being said, its based on raising money from the "public".

Playing poker there are signals sent to other players called "TELLS".Until you have control of a deal, don't talk, keep your cards close to yourself  and mute your comments.It's nice to be friendly, but this doesn't help when you are trying to control a deal.You need to find the owner of this estate, who is it assessed to, where are they, has it been listed in the past, is it in tax sale.

You're basing your entire deal on future events (way in the future) that you have absolutely no control over...or guarantees that the situation you need at that time will ever take place.

My understanding that recurring maintenance is acceptable like pest control, lawn care, hvac servicing but what exactly is a normal repair? 

When you use third party collectors who do not give you PCI compliance, you are subject to charge backs for which you have not control over. 

To clarify, here's a breakdown of what we have:Income Tax and Bookkeeping business- Sole P in my wifes name (getting ready to convert it to an S-corp)Hair and Nail Salon- Single member S-corp in my nameWife is self employed as an S-corp (she booth rents from the salon I own)Commercial real estate LLC - 5 unit commercial building (wife and I are partners)Commercial real estate LLC - single unit commercial building (wife and I are partners)Residential LLC - Holds all SFH's (wife and I are partners)Master LLC that controls every investment property.I know we have a lot of moving parts.