@Matt Gehrls,while I respect everyone's opinions here and there is a lot of sage advice for sure, one of the things that I think a few people that are a little further away from you might not understand is the strength of the Grand Rapids market right now. 

An LLC can be a helpful additional layer of relatively cheap "insurance" by virtue of the liability shield if the formalities are respected.

Rental I have a few clients looking to do a rent to own option with in the rent to own option with in the Joliet-Shorewood area of Illinois. 2br or more price range has to fit their budget..

I are planning to invest in existing housing between Denver and Boulder; ideally fix and flips in the $180-$250K range.  

So together I think we'd be a good fit - he knows/sees who the good subs are for the various areas of work that would need to be hired out, has been in the industry for a good # of years and does work for quite a few well known/respected builders.  

(Don’t get me wrong, I respect the work they do, just trying to get around a way to get some equity of the deals) Anyhow, I’m not looking to open a Pandora box here, is more a quick ask about the current market conditions.For Buy & Hold.

It is great to know that there are some respectable PM companies in the HR area.

I was buying from $40k to $50k range.

A concern I have is that there aren't a lot of four bedroom homes in our neighborhood (ie are we pricing our home out of comparable range).

@Anthony RussellThere is also a math/tax problem with this logic that most people overlook when they look at the 401k participant loan as cheap and easy money.You put the money into the plan on a tax-deferred basis.You borrow the money from the plan and pay the plan interest in the range of 4-5%.So far, so good.Your payments to the plan are made with after-tax dollars, thus eliminating the initial deferral benefit.