I'm looking at a property that needs a COMPLETE rehab, and to top it off it's in a historical district which makes it extra hard. on average how long does it take to flip a property like this.

Hello from College Station Texas.I'm a broker here and have recently sold my interest in a firm and am doing my own business now.I'm looking forward to the networking this site offers.I have been in this area since 1981 and have been a Realtor since 1998.I have an ABR and GRI and alot of experience working with investors from all over as our firm managed several hundred properties in addition to sales and listing.Lets do some learning and earning!!!

Would it be worth the extra time to obtain these licenses to have access to the MLS for reasons stated above?

Any tax advantages become a bonus and even if your just getting $20-30 a month extra it will pay for the occasional leaky faucet or other minor repair.

You keep on making the money and let theCPA keep on earning her fees.

SteveGent, I don't have an answer as I'm a newbie, but I'd like someone to comment on an issue that crossed my mind when I looked at your numbers.It appears you will be earning 2166.12 annually on an investment of 50,000, if your assumptions are accurate.

That means they might earn $20K this month and NOTHING next month.

The plan is to start small with a four family in good condition which will earn a little money and give me some experience.

I know someone who did the same thing, took extra money from a refi & put it in the stock market.

I'm looking at it purely by numbers- cutting an extra $8K off the top is tough- especially with a partner.