Hi everyone,I'm hoping to either get pointed in the right direction for a lender, or get some feedback on a question of whether I should consider "trading up" out of the property I own.I own a duplex in Richmond, Ca that I purchased in March of 2017 for $362,000.

They give tenants permission to contact those individuals directly any time they are unavailable.

As such you may be eligible to capitalize/deduct expenses directly related to the investment property and those that are indirectly related to the investment property.Items normally paid to acquire a property such as a home inspection and title costs are capitalized and depreciated over its useful life.

@Karen Margrave  who you probably know from BP she ran into this in Oregon as well.. its quite confusing to those of us that came from CA like Karen and I and there you don't need a developers license.. but you need a Real estate license to make any kind of middle man fee.. same in Oregon.I finally got tired of is this legal or not and sent in  a copy of a direct E mail piece I got from a Quote un Quote wholesaler in Oregon that I knew was not licensed and did not own the property here is the response I got from the state.State of Oregon - Real Estate AgencyFrances Hlawatsch | Financial InvestigatorBest regards,Thank you again for the information, if I have further questions for you during the investigation I will certainly reach out.The Agency is well aware that unlicensed “wholesalers” are rampant in our jurisdiction.

I also agree with @Greg Scott, talking to your lawyer will give you a better insight and direction to go. 

I am looking to see if anyone may know of a good templated business plan that they can point me into the right direction or share for this model.

I am not saying this to be a jerk but to encourage you to think about new ways to find leads; bandit signs (almost always illegal but very effective), door hangers, knocking on doors, buying a direct mail list.I hope that you are able to make this work.

Not only in replacement parts but labor costs.  

Through some direct marketing, an Executor of an estate reached out to me to sell his dad's house.

My partner will be more in charge of the labor work, doing what contractors aren’t needed to do while I help to save some money on expenses and rehab; and also just to learn and gain knowledge.