You are in violation of at least half a dozend rules plus there are moral and ethical issues.

Margins look good on this....Id say your main issue is the time investment.

How do you deal with those type of issues?

So, the basis would still be your adjusted basis, no step up to FMV.In general, the IRS doesn't respect "self-dealing", which is selling assets to yourself, a family member, or a company you control.These issues get complicated, which I love because I get to charge my time helping clients through these issues!  

@William Hochstedler, is correct in that it is a issue of supply and demand.  

I don't see funding as an issue for you, especially since you're wanting to buy with cash.

And talk about predatory, points on my sale price, not good.As to originations, there are many RMLOs out there who think they are compliant in doing seller financing, actually not from several fronts, their employer/broker must have such loans in their charter, insured and bonded lenders aren't covered with equity funded notes, and if they do any volume they may have loan concentration issues of high cost mortgages, this goes much deeper than what our newish loan originator testing goes to that they learn and it doesn't even go into underwriting!  

You become immune from employment issues and the PM takes that responsibility.In Calif, 16 or more units REQUIRE an on site, 24/7 manager by law.

However, my California RE mind sees the prices vs rents and am bewildered by such statements.As of now, these are my desires in properties:a house or townhome built after 2000 - I prefer after 2003 turnkey condition MOST PREFERABLE, but not necessarily a requirement at least a 3+2 neighborhood well kept and not too much crime $50-$100K, short sales are acceptable Close to transportation and/or the fwy Relatively close to downtown and the airport (10-20 min when there is no traffic)Seeking cashflow, appreciation much lesser priorityFor rent of 800, the PP cannot be exceed 60kFor each additional $100 of rent, the max PP can only increase by about $12.5k.If you see immediate issues with these desires, PM me so that we can talk about it offline.

But it will be a bit more work driving out there to resolve any property issues, but I may still be able to get into property there.I have been looking mostly these past few months in Chilliwack as there are a lot of people moving out that far as prices have risen so much.