Put the home back on the market and hope the VA appraisal doesn't get attached to the propertyI am concerned about losing the profit but more concerned about setting a low comp for future home sales

The cost is built in somewhere to what they are doing.We get landlords offering free rent here for 1 year.The rent isn't free on commercial as they then have year 2 at a higher than normal rate to recover some of the lost rent and then built in escalations that are higher and more frequent than normal.Never get sucked in by a gimmick.I tell all my clients to be slow and methodical in doing a deal to avoid "knee jerk" reactions.It takes a long time to make money and a small amount of time to lose it.You also have to watch out for if they are in pre-foreclosure or not.They could be trying to collect an upfront payment with free rent and then walk.

It sounds like the investor is the one losing out.

Have you been losing out on the deals where your offering below list price?

The seller makes so much money selling you this house they can easily afford to subsidize the rent and PM fees for the first year.

You have some large rooms that can easily be turned into economy/studio apartments, etc...It's am ambitious project for sure.

Is the Land Trust and an LLC enough to discourage a would-be suer even when they could easily tell that I own property from the mortgage or is there a way for me to personally qualify for and guarantee the mortgage without it showing on my credit?

There are some cases where you would want to do this, but it is beyond the scope of this post.Liability (This is primarily a state designation although it is fairly standardized across all the states):Sole proprietorships and general partnerships are essentially a person(s) acting as a business provides no liability shield.Any company of any form can have the veil pierced and lose the liability shield if it is not treated as a separate entity from the persons owning the owning the business.

If the contract doesn't indicate that clear ("marketable") title be a precondition of the sale, you risk losing at-least your earnest money if the title is clouded and the seller refuses to clear the liens.

So, all told, we didn't lose money on the deal, but we didn't make much either.