It's on me for missing that in my budget, but my point is that it's nuts that  as an investor/landlord in MA, you have to incur a 25% cost for an activity that doesn't put any work into place.

You can read a lot but the nuts and bolts that will shape your working days come down to state and local statutes, how working with the local government (Housing Authority, building inspectors, etc) is done, and then all of the fun that comes with leasing and managing tenants.

Like a fishing guide's GPS numbers to the best fishing spots or a realtor's knowledge of really good deals on FSBO properties, this info is not shared openly, but eventually disclosed of course once hired.  

Here is the nuts & bolts...

The quotes I have included a bunch of silly things on them like "jewelry" protection which seems nuts.   

You can go to the Atlanta History Center and look at micro fish or the original building permit. 

Go for: that Beautiful 200 gal Saltwater fish tank in the foyer, as is, ALL fish staythat 1968 396 SS Camaro sitting in the garage that the seller never drivesthat Harley Davison motorcycle in the garage that the seller's wife hatesthat 25 foot Key West bay boat  those 2 new Kayaks on the dockthose 2 new Jet Skies on the liftsthe new John Deer tractor in the barn   that awesome TV and surround sound systemthe leather furniturethe dinning room table, chairs and chandelierthe office furniture the master bedroom set  the pool furniture etc. 

I politely let him know that a buyer with funds available in a self directed IRA is about as close to cash as he can demand since it has been listed so long.So obviously, long story short, this seller is a bit of a nut job. 

What a nut job.  

@Jo Zhou This is nuts.