@Mike GehardYou have to define what you mean by tax-deductible and how it will benefit you on the tax return.There is a concept of "un-reimbursed partnership expenses" which is normally an above-the-line deduction taken on schedule E.A payment must further the partnership or be listed on the partnership agreement for the partner to deduct it on schedule E.I do not think your trip qualifies as a un-reimbursed partnership expense.Prior to 2018, investment expenses on schedule A were deductible if you itemized.

Phoenix has these neighborhoods that are not defined municipalities, but people want to live in them.

Every investor has very different risk tolerance and return requirements but there are a few other things that are more important.First and foremost is the character and the experience of the individual I am investing in or doing a JV with.

If you're sharing profits, you're in business together and the partners have risk and you've got some type of partnership or joint venture.If you're lending money, then there should be a stated interest rate and payment terms and the income to the lender is defined interest, not a share of profits.This lending with a share of profits - what the **** does that even mean? 

Hi Kirk,If it were me, because the roof line really defines it (being 50% of the front), before I'd make any major decisions on what to spend on the exterior  I would talk to a local architect about colors and material selection, and also outdoor plantings.Not to have him General Contract the job, just to provide architectural advise about possible re-styling and colors.I've seen these spruced up by painting the wooden shingles and also by replacing them with metal.

Can you define luxure flips?...

  - Thank you for replying to my question, and defining your goal. 

Also the buyers broker would need to highly define what services they are performing for you if any given you are going to be receiving most of the commission back in the form of a rebate.Does the builder have a broker/agent sitting the subdivision?

This is a great way to work yourself into a lower risk deal while maintaining your full time job.First step: House HackSecond step: Continue to increase your income and save while looking for great partners and refining your strategy going forward.Third step: After defining your strategy and finding partners with more experience, add more value than you take.Fourth step: Consistently and unemotionally pursue your's and your partner's goals.Hopefully this strategy will enable you to make progress while keeping you from rushing into anything you're not ready for.

Define the parameters of your ideal property (location, size, condition ,etc.) and go to the title company and ask for an owners lists of matching properties.