Live in a multifamily and fix it up while living there then just hold on to it and not sell...move on and rinse/repeat.

Ask any experienced real estate investor and they will tell you that the most important team member you can have on your buy and hold team is your PM.

If you hold your property for less than 12 months, it is considered Short Term. 

If he wants to play games, give him a written 30-day notice of termination before he even moves in.

You may find it difficult to obtain financing from private lenders due to the fact when utilizing SubTo, you don't actually hold title to the asset.

There are two killers in this game. 

At the time I bought it, I lived just a few miles away and I didn't want to play any games with trying to call it a "vacation home" in hopes of a lower rate. 

We start with the ARV and back into the target price we're willing to pay by subtracting out the rehab budget, contingency reserve, profit margin, buy and sell side closing costs, and holding costs for the time value of money.

Hi, I have an LLC that holds the real estate and the other LLC is handling the management (getting rents, sending payments, etc.). 

If a contractor has skin in the game, obviously he will go above and beyond to ensure the project is profitable for himself and the investor.