I mean… Would we even get THAT much more in the end with a realtor, given that (as I understand it), most investors pay all closing costs and we wouldn’t have to pay a realtor fee?

My loan person said we might be able to do a escrow withholding where they keep the money for repairs until after closing. 

That will influence your how much you get in funds for buying the land and for construction, as well as how much you need to put down for closing costs.If you don't have the experience you could partner up with someone with experience whose also got cash to help you with this deal.

Refinance was $110k, no down payments and rolled in closing cost into new loan.

This falls under section 6.01 of that revenue procedures each year, the most recently applicable would be Rev Proc 2024-23, but the same language has been floating around in this annual Rev Proc for closing in on 10 years - note there are various caveats so this isn't a blanket statement on all changes related to depreciation expense changing in the second year.Before this, the mindset has been that one was required to amend, given except for this language, per the IRS one has only adopted an accounting method if they have used that method for at least 2 years. 

Also, since it's illegal for 99% of Hard Money Loans to be used on a primary home then you could have legal recourse against your lender anyway. 

It would require tweaking but I suspect you could get close on a lot of it.......just something I have been thinking about for a while and a guy like you could probably create something pretty cool!!   

@Stephanie Crawford at Movement Mortgage, we have a quick and simple low doc 5-10 business day close HELOC that you can use for this to avodi the headaches of the big banks!

My situation is relatively simple relative to others, and I'm hoping to find legal methods to improve my tax burden.

Tenant was in a MTM lease and would like to stay, but the seller provided a very bad review and had several issues to report about their experience with the tenant.Would appreciate any help on how to legally remove the tenant, along with tips to consider throughout the process.