The potential profit for a full flip should be large enough to justify the closing costs of the loan.  

Fees should be clearly stated, easy to understand, and justifiable.

Besides the point, A invalid POF does not justify a 20k EMD for a 547k acquisition.

Where as this may be acceptable in other cities where you see cash on cash returns much higher, the Spokane cash on cash returns don't justify this.

Transitioning to a C class and increasing rents as well as reducing operating costs by better screening could work but you need a greater return in the lower class areas to justify the headaches.Start with a really low offer and test to see how desperate the seller is to unload the property.

Fees should be clearly stated in writing, easy to understand, and justifiable.

. $0 current deduction in your case, everything rolls over into future tax years.And I'm worried about your $100k loss - whether it's justified from business point of view.

You could also do your annual meeting but would have to justify why a single member LLC annual meeting took 4 hours when you are the only attendee...

I prefer to deal with cooler heads and although this still will not prevent me from dealing with them in the future, it does leave a bad taste and can justifiably lead to a hell no from anyone. 

As I expand my portfolio in the Chicago suburbs, I am just now reaching the point where I feel my risk justifies the expenditure.