And honestly I think im realizing that im not as sharp as i used to be..that's just a fact.. i have to face it. ..i'm lost...I don't know where the truth lies, i've tried contacting a attorney but have had no responses yet.. plus a large retainer would take from my down payment.Please, can anyone out there help me.

I've got my eyes on a couple 8 unit complexes, but I'm about $50k short to come up with the 20% down payment and 6 month rent retainer.

It will help to write down what you want done to the property to help guide the GC.A GC estimate is usually free but the HUD consultant will charge an initial retainer fee ($400 or so).This will be the best way to get started down your 203k path.

This will give you control of whether and when you repatriate retained earnings to Canada and will lower the withholding tax on the U.S.A. side of things when you do repatriate ...

Retain the note but allow payments to obtain additional funds.If you have sales of the properties you won't be the only borrower.Selling the properties brings the notes to maturity and replaces funds.I'd suggest you consider a balanced approach of buying, rehab and sales with financing provided, even seconds, to subsidize the financing of properties held.

If your goal is to retain good tenants, don't make your penalties too onerous.

@Carter CrowleyThis is truly a mathematical question: If the after tax return from re-investing your retained earnings is greater than the debt service rate on your present financing, then reinvest.  

The point is that if they choose to not retain their own broker, the seller's broker has to represent both per the OK broker relationship act. 

As I said, if interest can be earned on funds in trust and if there is a justification to retain interest paid and it is agreed to, then the party maintaining that account would be rather negligent in conducting business if they didn't retain the interest or at least some of it as there is work involved in holding and disbursing funds.

One of our partners is claiming that this is their way of muscling us into funding some of their remodel; and I tend to agree.