B2R will cost you $700.00 for a legal review to review the LLC docs and they also hit you you for some excess massively expensive insurance requirements - and you will NOT be able to sell any part of the portfolio off as they do not allow for deed releases....So you have to hold all the properties and NOT sell one until you sell them all as B2R prices then as one security.There are better sources that will give you a commercial loan and price it close to 6.5% if you have good scores...Your idea of closing costs are accurate...What costs are there involved in closing?

Anything that you get from a Realtor that is "on market" is going to be priced at retail and often times will even negatively cash flow.

My partner owned a home improvements business so we can get the work done with hourly wages instead of paying retail.

Portlandia is red hot still for inner city.. not Bay Area hot with 30 offers on one home but all homes that are priced right sell in 30 days or so. and my new construction all sells before completion with a rare exceptionmy Charleston projects ( we were on Southern Charm last night we built and  sold SHEP his new home)  all projects there we have done have sold before completion just ratified one today.. and they are selling with in 98% of ask.My turn key markets are strong.. with some stronger than others.. and those are all the turn key markets that everyone talks about here on bp  Indy, Memphis, B ham, FLA, GA, IL,TXetc... our fix and flips for retail which has come back strong in the last 18 months are doing well also.. not huge profit deals but very nice on an APR return basis and if you do enough of them :) well they all add up...

You left out the massive new VA hospital that is about to be finished around December or so, I think?  

They want to buy at an 8 cap for retail strip centers.

The initiative was started by a well known commercial investor here, Ken Weinstein of Philly Office Retail, with the idea of helping residential investors do what they do, to improve the housing stock along side the commercial corridor work.The plan is to remove the barriers of entry for beginning and novice level investors, namely knowledge and capital.

If it were me, I'd want all pricing to be locked in up front, change orders in writing BEFORE the work is done, not after, and of course, better than retail pricing.

I can take money from the security deposit, but there is time to rent the place when the place is vacant (I am for no more than 2 weeks, but it has gone longer than that).If I put aside $5,000 and decided to use that money to go toward buying another property, what happens if there are massive storms and I have to pay for multiple roof repairs at multiple properties?

What I will be doing on my future retail flips is to include language in the purchase/sale agreement that basically says something like this: "If you choose to get a home inspection, I will only repair or replace 2 items at a total cost to me of no more than $500.