I googled some of the HMLs in FL, and it is just a different world down there, not focused on 6-9 mth rehab loans but more on income-producing property and allowing for terms out to 5 yrs (and oftentimes catering to non-prime owner/occupants as well).

A belated welcome from Round Rock!

A water leak can in or under a house can produce conditions ideal for their growth.

If I woke up in your shoes, I would bank as much cash as I could and go get as many income-producing assets as possible.

the places i called are individual stores on the side of the road or in an industrial complex with not much traffic. i thought they would be under 1k for a tiny counter like the one i need. i have not found an individual dealer/installer with rock bottom prices.i agree that 700 more is worth it for a flip, but does not make much sense for a rental unless it's higher end. taking a laminate off and replacing a cabinet is a breeze compared to breaking the granite to get to the problem.

I own a 2 family home in Buffalo NY (Black Rock neighborhood, to anyone thats familiar) The home was purchased at 50k in 2010.

Holy cow do they have amazing stock at rock bottom prices. 

After one week drop them if they aren't producing what your looking for.  

The income of the business is taxed, though dividends issues to the shares owned by the retirement plan would be tax deferred.You could potentially establish such a corporation for your real estate business, so long as you will be actively engaged in earned income producing activities like wholesaling, flipping or new development.  

Rock on Eric H.!