In a perfect world, my end game is owning the building without partners.Here's what I'm thinking so far:Private Source (most likely someone only interested in an ROI and doesn't want to be in the real estate business) agrees to fund the project, at the same time, giving me an option to purchase the building back at a specified point in the future (3-4 years) at a specified price (calculated by adding an annual 2% growth to the cost of construction).

I have held a lot of jobs and never have gotten more satisfaction knowing that everything I do is for me  and my families' future than right now (yes I know I am selfish).I say if you are hesitant and waiting for that perfect moment just stop an place a bet on yourself and you will surprise yourself at how much you can accomplish.

You patched a spot on wall and got it feathered in perfectly.  

It costs $2000 more or less, I am perfectly able to do it myself, but I can't pull permits.

Alternatively, the rule can be your absolute, minimum, never to be violated threshold.Screens are not perfect and you will miss out on that unique property that really really only has 30% expenses (believe it when I see it :) but then that's just life.Oren

I apologize if I am not being perfectly clear, I'm still learning the entire REI business.  

The Perfect Relationship:You need to find someone who is willing to plug into your business, not the other way around.

Evergreens will provide structure in future gardens and still provide some winter interest, and as long as the ground is not frozen this is a perfect time to plant trees and shrubs.Good luck!

I am perfectly capable of doing all the legwork/ construction in exchange for financing.

Have 8 running in the she shed at the moment, could do with 10, but perfectly acceptable as is.