If you pull permits and renovate, both your property taxes and insurance are very likely to increase, causing your cash flow situation to decrease.

I can put down 25% considering this will be a secondary home.Reason for considering SFH - No prior RE experience, Tenant Class, Newer construction - no existing problems,newer townhomes are priced starting at 420k$'s ( higher HOA and still has a shared wall) Looking at 4000$ max as monthly expense( mortgage+insurance+HOA+ Property Tax ).I say expense , assuming the residence is not occupied immediately (Vacancy) .

The net operating income (all expenses + taxes + insurance) of 12k sounds about right if this is an all-cash deal, but if financing is required, which is 25% down + CapEx, that beautiful 12k operating income shrinks down to around to 1.5k operating income which translates into $125 of monthly cashflow, and this is what gives me the 4.5 CoC that I was talking about.

Also, I have found errors in my last years tax return and I guess I need to point them out to him?

In the case of Pacaso, you only have an ownership stake with rights to use the property + tax benefits.

If it's too thin that a property tax or insurance hike takes you too low in cashflow, it might not be worth it.Good luck!

The net proceeds would be the actual amount you received after deducting the payment to the program.It's advisable to consult with a tax professional to ensure that you accurately report the sale on your tax return, taking into account any payments or obligations associated with the program.

Changing the deed is a sale and taxes and increases are due. 

You have to just go with what they give you. they charged me right away the $97 (plus tax) then I was like umm wtf?

I am self-filing my taxes through TurboTax (extension in Texas due to ice storm) yet I can't seem to locate where or how I would apply the cost segregation numbers to maximize the tax advantages.