Your ability to speak, write, express ideas, formulate a process and apply logic comes from formal educational studies which will show through to others.

In my opinion I think there is a niche that most investors are missing in so cal and that's the 500k-1m market there are a ton of out dated properties and most owner occ buyers I work with in this range want them already updated, willing to pay more and have the ability to pay over appraised value too.

. : Finance costs as a % of profit = $7000/($80000-$50000) = 23% Finance costs as a % of ARV = $7000/$80000 = 8.8% JV partner cost as a % of profit = 50% by agreement We can split hairs and argue why CA and TN are different and how HML fees vary, but neither will come close to the 50% cost of a JV.

They have given you notice and they are even trying to find you a replacement to the best of their ability.

The tenant is a sweet elderly lady with multiple health issues, limited mobility, and no income or ability to work; this would be devastating for her.

@Robert Dodd Buying on CD doesn't change your ability to claim depreciation. 

I have done this many times (too often in fact)  telling the lender that they may become liable in taking unnecessary actions that amount to punitive dealing destroying a borrower's credit, ability to borrow, loss of equities and displacing them when there is means to indemnify the lender from any financial loss.

That is, the ability to foreclose if you don't make the payments. 

Although, I have the ability to get loans by other means, I would prefer to hold out on that until I finish a deal or 2.

this is the risk you run trying to sell RE without a license and do not have the ability to close on the transaction..