I have a joint venture agreement I can send you that we use with our money partners, it can easily be adjusted for the terms you are seeking but it will get you on the right track as far as what you should be looking for.IF his numbers are correct, you are all it at 74%ARV and on such a small deal, that is really not a lot of room.

The prices are good there so I know it is a safe bet, but I may want to diversify into other markets.

It seems like hard money is your best bet if you can qualify for a regular loan after I don’t see why not.

I can adjust as needed until 4pm PST. 

Even if you are not a real estate professional you may be able to offset your ordinary income up to $25k as long as your Adjusted earnings are less than $100k or something.1. and 3.

For a rental unit which has an additional tenant joining the occupants of the rental unit thereby resulting in an increase in the number of tenants existing at the inception of the tenancy:(a) The landlord may increase the maximum rent or maximum adjusted rent by an amount not to exceed 10% for each additional tenant that joins the occupants of the rental unit, except as follows:  (i) This Subsection shall not apply if the landlord had actual or constructive knowledge of the additional tenant's occupancy of the rental unit for more than 60 days and has failed to notify the tenant of the increase pursuant to this Subsection;  (ii) If the additional tenant joined the occupants of the rental unit prior to the effective date of this amendment and the landlord had actual or constructive knowledge of the additional tenant's occupancy of the rental unit prior to the effective date of this amendment, the landlord shall not be able to increase the rent pursuant to this Subsection unless the landlord had notified the tenant of the increase within 60 days of the effective date of this amendment;  (iii) This Subsection shall not apply for the first minor dependent child (or first minor dependent children of a multiple birth) added to an existing tenancy. 

Am I not understanding how passive income works on tax returns, or is Turbo Tax incorrectly decreasing my loss before adjusting my entire schedule E, not just the one property. 

Meetup.com or the Events tab would be the bet resource for you. 

Not to mention a couple of $4.00 coffees a day and no clue what brown bagging is.I'd bet that most college grads spent more time learning the ins and outs of student loans than budgeting and financial planning.  

Talk with a local lender.You'll likely need 6 months to refinance.I bet you can do better than 5% on the refi.