The internet is great and I love it, but getting acquainted with potential referral partners out in the "real world" is worth it's weight in gold when it comes to business networking, especially in something like real estate. 

@Chris Irvin Ultimately, once you're in the 5 + space, there's no real weight behind a Pre Approval letter drafted based on your personal financial statement and tax returns because the loans are so subject property based. 

I would appreciate any guidance in today’s rapidly changing market!

Also what holds more weight ; public records or the last updated property card .. considering purchasing a multi family in a b1 zoned area .. public records deems it a 2 unit but it’s last updated property card deems it a 3 unit.

Each state and local government offers a unique collection of revenue sources that weights income, sales, property, and other taxes differently.

Purchase price: $135,000 Cash invested: $32,000100% turnkey in a rapidly developing area.

Hi @Mike D'Arrigo you're right and that's not fair of me to lump ALL turn key providers into the same pot. 85% of real estate agents aren't worth their weight.

Historically its been around 10% of the project costs, however in today's rapidly adjusting materials costs world, it may be wise to set aside 15% as a contingency reserve#3: There are THREE primary sources of capital in RE Investing - A) Hard Money Lenders "HML" | B) Private Lenders "PL" | C) Private Money "OPM".  

You have it hooked to two points that are not meant to hold a person's weight. 

My theory is that millennial buyers are not inclined to want to landlord and, hence, the duplex market is weighted heavily toward investors who are too canny to overpay because of emotional response to a property.