The Plus Membership more than doubled in price with a 111% increase and unlimited reports and history were both killed.  

Without the depreciation recapture rules under, the $10,000 (sale price of 10, 000 - your basis of 0 ) gain you recognized will be taxable as capital gain under at a maximum rate of 20%.Thus, the sale of the machine in Year 2 would increase your federal income taxes by only $2,000 ($10,000 × 20%) (and would not be subject to self-employment taxes).

The legislatures continued drive to add regulations for everything will cause costs to increase for landlords.Rents will rise as a result. 

The owner of record -- the one shown as the grantee in the current deed recorded among the land records -- will need to execute the deed transferring the property.So let's say you acquired the property in the name of LLC1 (the owner of record) and subsequently ownership of this particular property/membership interests representing it was transferred to a subsidiary LLC2.LLC1 will be signing the deed.

They would be entitled to 3/5 of the cash flow, and the developer would likely have their fee and also promote waterfall structure where upon hitting certain returns, their % of return in increases.

Then you can use the funds on demand as needed maybe start with the 40k renovations on your duplex and then have the rest of the credit line readily available to get the large multi-family you are looking for.I dont know the location of your duplex in California but $925 for rent per side seems reasonable and there may be room for rent increases.

We are moving in the spring to Oregon for this very reason and may try and join again once there, due to the increase in valuable real estate and prospects for flips.

I was thinking of finding a fixer first and offering it to investors via direct mail (pitch is: investors buy off-MLS, the sellers pay me a minimal commission - so they net more, but I get the subsequent remodel listing from the investor. ) But, it would mean I have to lie to the seller, claiming I have an investor, when I don't. 

Try to look at publicly traded real estate developers, they may disclose some similar project budgets, but be aware that doing a project of that scale requires and lot of political connection which may increase or decrease your cost.

This would obviously increase my monthly income as well.