But that wont' be the case because of closing costs. 

Now there are some that probably wont agree with my estimates  but I will say this they are based on actual numbers for KC.  

If they destroyed the place, left without notice, started becoming late, etc, I would enforce it as an unpaid charge.

My girlfriend has two cats and they have just about destroyed our condo.

Almost half our buyers are cash buyers so that means that those buyers wont be panicked sellers ready to drive down market prices (unless we had a nationwide event in which cases everything drops).

It's tragic to learn about your investment property being destroyed by the fire.It is also heartening to know no lives were lost or injured.I recall listening to a podcast @Brian Turner mention that his Investment property being damaged in a fire.

Most banks wont open an account unless it can be traced back to a live human who is ultimately responsible ( usually a principal-Member rather than a manager of the LLC).  

That is $1000 a year in expenses that wont show up for 5 years. 

With only two units, it's a push as to which path generates a better sale, but the conversion costs would likely destroy the SFR gain.

We can structure in such a way that his services will be his contribution to the project, hence sales tax wont be necessary.- I am from Washington, so buy supplies in neighboring Oregon that don't have sales  tax.