Year 3 should be close to full stabilization.  

Can any of you recommend any full service mortgage note sellers that will also do partials (under 10k)? 

I was hoping it'd be 20% of invested cash in profit, so not sure if I'll still invest in a year or two, or just pay for a house almost in full and atleast thats a huge expense off my plate for life.   

paying recapture is the most NON talked about event on BP or in real estate.. and why when folks talk about buying for only cash flow and appreciation IE speculation or gambling those folks totally miss the point and do not have a full picture of the Lifecyle of a real estate investment.. if you have NO appreciation your recapture tax is going to eat into your IRR in a negative manner.and for a lot of folks to 1031 one little house with 20k coming out of it is hard to do.. since the house never went up.. the other thing is people that say they are buy and hold forever.. this rarely happens.. life happens life changes.. and so 7 to 10 years down the track MOST folks unless they have decided to make it their lifes work IE be a full time professional landlord.. they sell .and then that pesky recapture they never knew about or thought about bites them .. :) 

I keep a bucket full of the extra slats from when I shorten them to fit, just in case someone breaks one or a dog chews on one.

My driving goal is to cash flow.Based on how hot the market is in the area I am looking at, most houses sell at 95% of list price within 30 days, should I be offering full price and just slowly building cash flowing properties until the market cools off?

He wants us to eventually re-finance the property and pay him in full. 

she wrote a letter saying she has no problem paying the full price but her loan is only approved for 150k.

I use these frequently and see sellers very open to them as opposed to a full inspection contingency. 

In NE Florida, jax, all auctions have gone online, 5% down, 95% rest is due noon the next business day, via cashiers check, bag of cash maybe..the big boy players store their 100% full cash with the court account already....ive also heard local escrow account will wire that morning too, which makes sense, .......Im interested in auctions, but until i am 100% all my own cash, i feel it is almost impossible to get a hard money lender to move 95% of the cash by noon the next day...no way.... to me, you can pretty much rule out using hard money all together to fund online auctions...they don't seem to go together.. it is 100% liquid own cash or private money ready to wire from escrow..