Overall the tax advantage is there in two forms: a) depreciation recapture is less than ordinary income rates, b) you are deferring the payment anyways and have the opportunity to grow that savings, netting you ahead overall.There is one potential downside though:  let's assume you invest 100k, and get 10%/year flat, or $10,000/yr in distributions.  

flat out buy a property or owner finance with a higher percentage dp? 

Buy or Sell your personal properties for FREE (It's a $550 flat-fee after 3 transactions).18.

My partner and I have a jointly owned LLC under which we currently have one property (3 flat).

On average, if I found a nice 3 flat I wanted to expand on, to create a 4 flat with a duplex up how much would that be?

I also like flat paint since it touches up easier not having to match sheen and am going to try Behr scuff resistant next time I buy some. 

When they started getting behind I did a site visit and told them flat out, that they were taking care of my house.

We have been paying a flat 10% rate on these loans and turnaround has been 4-6 months (the time it usually takes to acquire, rehab, and resell the properties).Our accountant thinks this is way too much to pay, and is suggesting we try and source private money with a longer term so we can put that money to work multiple times.

I like your approach of including a flat % it in the lease.

But as you mentioned every market in America is red hot on fire and it’s just flat out difficult!