Or did you at least have the properties under contract?

From my post I am sure you are aware that using contracts to broker in Florida and circumvent licensing law is not legal.

I have bought a lot of smaller multi-family and I will quite often put it under contract before I go look at it because I'm familiar with all of the product available in my area and know what I'm looking for.I don't do that on larger multi-family but I have a good idea of what I'm looking for so I would not go look at it unless it met everything I was looking for on paper and that only happens very rarely.So let me challenge you a bit.

It might be a slow time of year for new leases but we rented an exec rental last year this time---cross country move, being under contract with a new home, etc. and I'm sure there are others going through transitions during this time of year.

I am self employed, but have a full time contract with a GC who also does 1-2 new construction homes a year and owns over 40 rental units.

So, student forms LLC, LLC gets property under contract, parents lend money and/or credit through a guarantee to LLC (and co-signor on note with lender) with promissory note and mortgage (will be second position behind commercial loan) back to parents, LLC closes on property, student manages property and makes payments to commercial lender and parents (which would rapidly build credit for him and the entity), and onward they go.

Hey BP,I have a duplex under contract which is being sold by an elderly woman who Is living in the larger of two units.

Airbnb here is great, but it's very labor intensive unless you contract out the management side of things.

This is correct, OP.If you want them both then you can certainly negotiate them as a package, but the residential lender will want two purchase contracts, two appraisals, two escrows, etc etc.

Matthew Paul Ideally best to keep looking, assuming that you have the capital available to take on a second deal.You can always get the property under contract with a goal to close once you are done with your current rehab.