As pointed out in other posts, selling securities is a taxable event in taxable accounts.

Remember that ROI and cash flow are only a snapshot in time, an estimate of how a property is likely to perform today.

Something my ******* mortgage company could have let me know a month ago when I submitted all the gift letters and bank statements, etc.Anyway - before I get too far gone here, this is my question:Closing should have been on Tuesday - seller is accommodating and is ok with me working on securing funds for mortgage.Is it too late to approach them about owner financing?

*An RIA must be licensed with the State Securities Division, or in the case of California the Department of Business Oversight, which is in the state where your home office is located.

I have a hard move-in date that the tenant must adhere to, but if I cannot provide the unit to them within 14 days (outgoing tenant holds over, tree falls on building, destructive fire, code violations, etc.) they can walk away free and clear, or delay occupancy (their option).The money they are asking for in advance is absolutely par for the course; I require first, last and security deposit (as well as any pet fees) to be paid before I will even sign a lease with a prospective tenant.Maybe someone who is more familiar with HOAs can chime in, but it seems possible that they would have their own bureaucracy that they would subject their owners to.No legal advice given.

I agree with the other posters, secure a job right now because it will help you qualify for a loan.

If you are going to partner with 20 people (or 1 for that matter) and they are not the main decision makers and doing the "day to day," then you are likely offering a securities and need to do a full offering.

@Greg, Probably judicial foreclosure on deed of trust to secure assumption (usually of the spouse that got the house in the divorce gives the other a lien to ensure the mortgage gets paid). 

I am currently in a secure position to make this transition and feel the need to advantage of this opportunity to get out while I have the resources.

I am needing a purchase agreement for Michigan that includes a section on repairs the seller will complete, security deposits and the seller financing terms we have agreed upon.