I have done quite a bit of lending in Wayne Co  ( Detroit) the recorders office there has to be one of the most disjointed under performing in all the markets I have ever worked in.It would take 90 to 120 days for them to record our original mortgages.. we had special meeting with Title co.. and they have to give gap insurance for  this excessive delay in recording in this county..

Would it be jerkish to ask for a flat 2% which would bring realtor fees to 17K?

Hard money lenders or more experienced private lenders would usually require excess funds beyond a token amount to be put in an escrow account and will only offer this option if you are a very experienced rehabber and/or you can demonstrate that you are purchasing the property well below market value.

Overall there is generally a goal of getting enough of the actual value, but keeping the gap low enough to avoid excessive appeals.Also assessments will generally trail the market, so recent appreciation usually will not be reflected in assessed prices. 

----Im building a granny flat in the back of my friends duplex he owns.  

Just add/subtract it all up, and that's your net profit before taxes.In terms of the tax confusion, you likely either paid or were paid excess taxes when you purchased (pro-rated, depending on where in the tax cycle you were), and then either paid or were paid a pro-rated share when you sold. 

Woodland Hills, Sherman Oaks, Chatsworth, etc. these areas have very few flat buildable lots, and the cost of building on them will be very high.

While there is not penalty, I would suggest someone not doing this excessively as most of my bids accepted are asset review and I believe have a good relationship with the asset managers and having a reputation of following through gets me more of my lower offers acceptedRespectfully, I am not inclined to release the exact percentages that will probably be accepted.  

As long as the work performed doesn't add value -- which in essence would amount to an undeclared and perhaps excessive in-kind IRA contribution -- several self-directed IRA experts say it would fall within the spirit of the rules.Such work might include maintaining the landscape, fixing or subbing out a leaky faucet, doing shingle repair on a leaky roof or painting a few rooms between tenants.

As illogical as it sounds, the bank that was happy to offer this loan to you while you had zero experience will flatly reject your application once you have 7-8 cash flowing financed properties and a proven track record as a landlord.