Be clear with the seller, you buy real estate with a P&S contract with earnest money at risk.Be clear with the buyer, that you either sell real estate you control, or cleaner and with fewer legal issues, you assign P&S contracts.  

You have no control over how a seller reacts to your offer.

I know this is pretty standard for commercial loans with 10 year balloons but since small multi is valued like SFH you have less control over the value of the property and its a little more risky.

esoecially since it's so tightly controlled by the City and The Irvine Co.Also, demographically Irvine has not been ripe although just north in Tustin and adjacent unincorporated county area(s) the demo's are great.

@Ben Leybovich  This did get out of control and was not my intentions.

I am a little bit of a control freak ;)

I have been researching "Checkbook Control" Solo 401(k)s here and on the web... 

Many Solo 401k participants invest their Solo 401k directly into real estate because an LLC is not required for such an acquisition nor is it required to have checkbook control over your Solo 401k funds, unlike with an IRA LLC.

so controlling the remodel cost I think would be the key to success there..

Regular landscaping/yard care (mowing,edging, trimming, fertilizer, weed control) will be provided by_______________________.For allTenants:a.