I'll do anything to avoid a vacancy--death knell to the bottom line.

They do a double close or other process to avoid the problems when a wholesale is specifically blocked.Lenders are sophisticated and they want to stay out of chains.

It was at that point i realized these guys had nice secure lives and along with the construction i also liked that aspect .

im also curious about things to avoid, ect.

Landscape is just pavement (odd, the owner paved over loads of dirt, I guess to avoid yardwork, as a landlord I see this as a good thing).

Would there be any legal issues if I was to sell my house to my sister-in-law for $100 bucks then rebuy it back to avoid paing the taxes on the big gain i've had so far?

You may not have noticed yet because maybe you're managing it yourself (earning the property management fee of about $75/month) and doing maintenance yourself and avoiding (so far) big sporadic expenses like paying for a new roof or fixing the damage after an eviction.If you refi to 30 years on the $58K, you could get the payment down to about $385, making it only a little worse than break even.

If they can not afford the place now they will not be a positive tenant.In many ways hard money lenders avoid at all cost lending to homeowners.

And in order to avoid the taxation to the said individual can I write the check to myself and then buy the proeprty for said individual and worry about taxes later?

Doing a double close avoids the apprehension of the bank to do a "assigned" contract.