@Nghi Le Your attitude is selfish - you have given no thought to the tax consequences on the generous people who have given you money.

Tax benefit - 50% bonus depreciation deduction on new builds purchased in 2017 (the % decreases to 40% for 2018 & 30% for 2019) 2.

Bonus tip: Lexington has been heavily investing in the infrastructure to attract high tech startups over the past several years.

I'm thinking about some kind of bonus back to him.

Bonus tip - do regular annual stuff in your neighborhood.

A huge bonus was the residential unit!

Keep it Stupid Simple.You're a GC and thus the flipper or BRRRR operator.She's the private hard money lender.Boom, done, that's it, nothing fancy.Maybe she wants to be generous with her terms because she loves you, and maybe you decide to kick some of the net profits back to her because you love her, but that's the extent of how complicated I would make it.

THE PLAN: 2X new HVAC systems 2X new hot water tanks EXTERIOR replacing rotted trim and siding where needed paint entire exterior gutter work where needed deck repairINTERIOR New flooring where needed 2X Reglaze tubs/showers paint cabinets white, new hardware paint all brown trim/doors white replace some light fixtures sheetrock bonus room in bottom level install garage door openers redo a staircaseRoof & carpeting are very recently redone.TIMELINE: 2 weeks (depending on weather, it may bleed into a 3rd week)COST of WORK: $19,000 Duplex: $66kCarry/Closings: $5k TOTAL: $90kPost Reno Value: ~$110,000 ($700 rent per side, with all new HVACs, roof, water tanks, and updated interiors going rate 1.25%-1.3%)I'll close Friday April 28th

UPDATE: Successfully converted the old laundry room to a 2nd bathroom and a bonus room to a fourth bedroom...no problems from the city of East Point though they were sniffing around in the beginning.  

Thank you to everyone who shares so generously.