we still made just under 200k on that one project so we came out ahead if it would have caused a loss or no profit It would have been different .. and I did want to bust that 200k glass profit ceiling on a SFR new build.. have not done it yet at least on anything under 750k..  

Then take the profits and go with a multi.

Their profit is the difference . 

But is that really what makes it profitable?

I know I could probably go hard money but my concern is being able to refi into a normal bank loan within 6-12 months because I'm certain my equity won't be sufficient by then, even if I'm reinvesting all profits, and especially since the payments will be interest only. 

This is probably not the last law they will pass to marginalize the "rich landlords" in the pacific NW.

We are investors from Canada looking to maximize profit and we look to outsource the management.https://www.coldwellbankerhomes.com/fl/bradenton/4802-51st-st-w-unit-1022/pid_23438374/Best,Mo

I would like them to profit from the deal as well.Matt M.

But there could always be circumstances warranting a shorter or longer hold period.When you eventually sell that new rental converted primary there are some changes in how much tax free profit you will get. 

This might mean that rents are set too low or I could sell the house with a profit later.