Since you don't own the property you cannot make any major repairs or improvements to the property without the owner's consent because if you make repairs and don't pay the contractor(s) then the contractors will file a Mechanics Lien against the property and the owner will be liable to pay the contractors.If you do repairs to the property and you don't own the property the owner can sue you for destroying the property.Should the seller decide he (or she) no longer wants to sell the property because he either wants to keep it, or he can sell it for cash on the market then he will sue you in court for whatever his attorney can come up with and you can get sued just because the contract the seller wrote has some b.s. that makes in not valid.It doesn't matter whether you are right or wrong when  you get sued because when you receive a Sheriff serves you with a lawsuit you now have to make some serious and hard decisions in regards to whether or not you want to pay an attorney $50,000 to $100,000 to settle the lawsuit that often takes up to 5 years to settle in court.How do I know all this?

We made the decision to get an LLC then and now we are more protected.

  $80k sounds pretty high to me even to tear-down-rebuild, which is probably an excessive approach just to make parts align right.The dividing line between owner-occupiers and investors in buying and selling decisions is the investor approach is the numbers. 

It sounds like to me you have some decisions to make on the numbers and see what can make sense.

Fear based decisions were the only decisions allowed and that mentality still sticks with me today whether I like it or not.Through college I started looking into flipping houses, buying storage facilities, etc... but never pursued it due to the lack of certainty and the risk involved. 

We did not agree and made the decision to make it the eventual headquarters of JTF Investment Group.We decided to lease it to a local business as we increase our presence in Buckeye and surrounding communities.Now we have positive cash flow and a refi opportunity as we await the approval of our blueprints to build 3 or 4 units in the front.

It has been an interesting ride with a lot of learning including help from Bigger Pockets.I am looking at redeploying into several syndication or take on another 'project' property but do not feel the need to rush the decision as I do DD on different options.

Sadly I spent my life making less than good financial decisions.

Something like  " I noticed when reviewing the ad it was posted incorrectly  at $x and it should have been post at $y please let me know if you are still interested and will be coming to the showing on Friday. 

Hi _________, the biggest piece of advice I can pass along about selecting your first brokerage is this: regardless of which one you choose, it is not a permanent decision.