Low valued SFHs can cash flow, higher value homes can not.Purpose built properties, such as multi plex units are built and designed explicitly for the use as rentals and are priced accordingly (or should be).A personal home is not a investment, it is a life style choice that will ultimately cost more to the owner than it will ever be worth (except in certain areas like CA where no one understands the value of money). 

In practice, it's really not so much different from mezzanine debt.The preferred equity strategy is a great alternative to debt financing in cases like yours where you already own the property and don't really want to go through the process of refinancing.  

Title co (buyer's choice) takes their sweet time to answer questions, but sent us the castrated version of "ALTA Settlement Statement - Seller" (http://www.alta.org/trid/download.cfm?

Excellent job, BTW ... because you did so well on it, you now almost have too many choices, which is a very high quality problem to have :)

For long term B&H, this is the right choice. 

They are currently leaving the area in droves.For many Bay Area residents, Sacramento offers affordability and enough of a "big city feel" to make it an attractive alternative to the Bay Area.

.:) can figure out an alternative deal structure then I'm sure we can close this deal and work on others.If I cannot figure out a creative alternative to his current 50/50 offer then yes I will have to walk.

You will probably need to do that for 6-12 months before getting a multi family property (though there are always creative alternatives).

If you have the funds to buy that house and put down $200k+ you have a lot of options that I would consider to be safer investments.Something along the lines of the worst house on the best street in the best neighborhood you can afford would be a smarter choice, but it comes with a lot of work that you don't have here. 

., on picking your best governance element choices available under NRS 86 for the entity formation documents - and - what kinds of advice have they seen such an entity needing as it operates throughout its lifetime / and what has their success rate been with REI clients and their entities during the operating phase of the biz.Good hunting for these start-up and operating Power Team members!