You carry a mortgage of $80k.2a.

Financially the deal has 4 points that carry the weight:50/50 after ALL costsa $10,000 fixed fee for the general, administrative and construction management expenseSince they are RE brokers too, a 6% fee as a commission for the marketing and sale fo the propertyIf my property becomes a 'pre-sale' or model to build another home for others by the GC , I would get 15% of the profits after all costs; none of my monies would come into play.

Bought a house mid 2015, did rehab work on it over several months, sold it in 2016 at a total loss of $25k or so.My question mostly is whether that loss can be depreciated or carried over several years, or has to be taken off only on my 2016 tax return.

I'm in need of a solid and reasonable general contractor on my rehabs for the purposes of bidding, inspecting properties and carrying out the job when needed.  

And yes, we've seen some of the rickety **** built by y'all's licensed GCs.No, most small construction companies don't carry workers' comp.

Like in Oregon you can do 3 fix and flips a year without being a licensed developer.. or you can do 3 seller carry backs with out being a mortgage broker or having one do the paper work.But If you have a website  e mail blasts and are doing volume then I think they will start to enforce the laws here in Oregon.I just got of a call with a lender in SF  that got a cease and desist for making 4 loans in Oregon because in most states you don't need a Licesne for commercial purpose loans.But as I said in the original post this state is pretty tough on enforcing the business and professions codes.. and there is only 3.5 million people here. .so its not like trying to herd cats.. someone wholesaling and running craigs list adds and a website they will get noticed.

I will need to budget for legal fees and carrying costs so my max would probably be 1-2 deals with this amount.Hoping to hear other note investors' experiences with minimum purchase point from a small or local bank.

Otherwise, I wind up carrying @ 9% for 20 years.

Nothing's been the same since 9/11/2001....MOST folks know that Dirt & Gold/Platninum R the way to go.Dirt in High demand locations....well, now U know the rest of the story?

If I recall there is a 1/2 time version of the RE professional too, but again I might be quoting outdated or inaccurate stuff there, definitely will tell you a good CPA is worth their weight in gold.