I too like the suggestion of buying a double and living rent free in one side...if you have that ability.

I've had no interest in turnkey as the customer service end of it looks beyond my ability (and patience).  

Also, I enjoy having the ability to create systems which help to maintain the properties without my constant input.As for yourself:1.

In my agreements I always give myself the ability to assign my contracts.

@Aaron BooneMy ability to tag people seems selective so hopefully all of you get a chance to read this.  

I have not found in hard money lenders in my small town so this leads me to have to work with out  area lenders so I know my approach needs to be well above average to leverage my professional ability in showing I can get the job done. 

There are a lot of Experienced Rehabbers that will gladly pay good points and high interest rate for HML for a lender that knows how to get deals closed and can be honest on their ability to fund a deal.I've heard Horror Stories where HML in Chicago have come back to the Borrower and asked them to cross collateralize on a deal 2 days before closing...it was the HML being greedy...and nothing is wrong with it, but when you approve a deal, you shouldn't come back with crazy conditions 2 days before closing...Best advice to John is also to consider that is the type of market you are dealing with in regards to HML too...if you don't know what you're doing a HML can cause you to lose your deal by offering "bait and switch" terms...Good Luck!

ENSURE this is within a written contract with absolutely no strings attached with the ability to own all property in the property at the vacate date. 

Cash flow opens up so many opportunities as it gives you the ability to take a longer range view of your operations/direction.

Your finances, and ability to pay monthly dues, directly impact the HOA and the condo they are trying to maintain.