LOL, but when you click into agent details on MLS you see there's also $270.28 due per month for the land lease rec.

Take a look at this beauty...Here are the details...4-plex located in WisconsinPurchase price: $55,000 (75% LTV @ 4.625% interest 30 yr amortization)Rehab Cost: $25,000Initial Rent Roll: $440/monthEstimated post-reno rent: $1,700/monthI plan to refinance the property once we have it fully rented to pull out the money we put in for rehab. 

If you need more detail here it is:Benefits:A) Temporary deferral(possible reduction)of inclusion in gross income for capital gains reinvested in a Qualified Opportunity Fund (QO Fund)■ Held for 5 years - 10% of capital gain is avoided■ Held for 7 years - 15% of capital gain is avoidedB) Permanent exclusion of certain capital gains from the sale or exchange of an investment in the QO Fund.Example:A sells a property and realizes a gain of $1 million on Dec. 1, 2021.

Property Info:Purchase price: $100,000Estimated Rehab budget: $25,000ARV: $180,000Profit Before Costs: $55,000Extra Fees on the buy side:Closing Costs on the buy of an estimated 3.5% = $3,500No realtor needed for the buy = 0TOTAL: $3,500Hard Money lending detail: 115k loan @ 12.99% for 4 months w/ origin fee & draw fees3.9% Origin fee on loan of 115,000: $4,500 (rounded up)12.99% Interest Rate for 4 months: $5,000 (rounded up)Draw Fees: $1,250Misc Fees (appraisal/commitment/inspection): $1,000TOTAL: $11,750Holding Costs (insurance, utilities, lawncare, taxes): $250/moTOTAL: $2,000Selling Costs: Closing Costs Estimated at 3.5% of ARV: $6,300Buyers Agent Commission of 3%: $5,400Other Misc Expenses: $1,000TOTAL: $12,700Summary+55,000 Profit before fees-   3,500 Closing Costs on the buy- 11,750 HML Costs-   2,000 Holding Costs- 12,700 Selling Costs--------------------------------+  25,050 Profit after all fees are deductedDid I miss anything here?!

Please detail out your monthly expenses, so we can double check that you have accounted for everything, and your assumptions are reasonable.

Of course the devil is in the details. 

You can add text to the pictures telling them additional details.

It details a bit of how you can do this and get your cash back out by essentially creating your own LLC and issuing a mortgage to yourself.

I reached out to him and talked through some details of what I wanted to do and how we might be able to work together, he seemed committed to the idea and we set up a time to meet.

Lots of details - it's great to have a community here to bounce things off of.