I always tell buyers DO NOT BUY if you're not ready, but if you are ready, waiting can cost you. 

Keep using your 2/5 primary no tax up to $250,000 and your basic rent offset cost for the investment.2.  

The closing costs would be 19k with 5k in prepaids, with 14k in closing costs including broker fees.

Cost segregation has been a very popular tax strategy for real estate owners as it can provide significant tax savings.

Let’s say you sell for $672 and net say $620k after selling costs?

Cost was like 30% less than the next cheapest ones. 

when your dealing with a borrower with experience...its not wise to control the Construction, Its not smart to smudge HUD's (i took myself, title and attorney days to figure out my closing cost went from 25k to 40k)...later to find out most of it was in fees and paying 12 months in advance of mortgage payments.

Step 3 - no surprise, the renovation costs more and takes longer than expected.

Just my opinion but one residential property per LLC is an overkill in my mind and just ends up costing a lot more money down the road in administrative / accounting fees. 

Estimated closing cost is $7776.80 on a $75k washout refi.