A possible provision would be that if your principle is lowered, whenever you sell you must give any profit equal to the amount of the reduction back to the government or bank who granted you the reduction.

The non-ROTH account accumulates as deferred taxes.I am so sick of hearing that CEOs lied about the risk, lied about the debt, lied about the profit, cooked the books, etc.

If they have a tendency to not show up for work, or worse – disappear in the afternoon, it can significantly impact the profitability of your project.

Then you have to buy it right, manage it even better, and still find a way to turn a profit.

Plus I've yet to see any property that's actually profitible when purchased based on "cap rates in the area."

The Cap Rate is an indicator of how profitable a property is before leverage.

Should I sacrafice a few thousand in profit and use a seller's agent?

Buy closing costs: $2000 (orig fee, plus all the other crap that shows up)Insurance: $500Inspection: $300Rehab: $7500Purchase: $92,500Total all-in cost: $102,800Holding cost for six monthsInterest: $3000Second insurance: $500Utilities: $600Taxes: $1500Total hold: $5600Total investment: $108,400Loan: $87,500Cash: $20,900SellPrice: $125,000Commissions: $7500Sell closing costs: $2500Loan payoff: $87,500Sale proceeds: $27,500Less cash investment: $20,900Net profit, pre tax: $6600That's taxable at ordinary rates.Your low money costs help vs. hard money.

Can the profits and losses be distributed somehow without a partnership.

I do not like to buy properties that need more money on rehab than I anticipate to profit.