Joe, if you setup the combination of a Land Trust and LLC, it will be almost impossible to get the to actual owner of the LLC. 

If there is another functional 1/2 bath in the house, you might be able to arrange for them to shower at a local YMCA/Gym if this is their preference.

All that said, I vote for 12-13% cap on a small C multi, which would incorporate the cost of professional management/leasing (whether used or not), at least $350/unit/year of capital reserves, turn maintenance expressed as a function of the vacancy rate and average tenancy (i.e. $600 per turn, which if assumed to occur every 18 mths, then turn cost averages $400/yr), and other repairs/maint at 5%/yr.

Combination entry sets (couple of hundred bucks at Lowe's/HD)2 What I do.  

As we are still in development we want to understand what would be key functionalities contractors would need to have on the site in order to make their lives easier. 

It works to combine a great tourism product with great music.

I wasn't able to attend so I'm not sure if that's because there weren't many sales or the sales were not really "deals" or some combination thereof.

I've been saying this for many months now that small local banks and portfolio lenders can do no seasoning refinances and have no restrictions to how many properties are owned.Investors either just need to pick up the yellow pages and call or have a consultant find the sources for them.Stated income is the tricky part.There are sources for the combine need of: stated income, no seasoning, and no restrictions for # of properties but the cost can be a bit eye opening.

.), combined with an overall sagging real estate market (albeit less so in my area), may mean that now is a poor time to get into this biz.

What exciting saidThe reason you don't want to combine the lease and the option into one document is that the option gives the tenant-buyer an "equitable interest" in the property [his right to purchase means he has rights relating to the property].