So far February (barely) and March were down but every other month has been up YoY.

If you're not participating, as you say, OK, but I will keep looking into it until I'm satisfied that is not taking place.

As you mentioned, they do not call you when the place is barely touched to tell you to pay less, they should take the good with the bad. 

Ideally we would like to cash flow or at bare minimum break even.

And it needs to be in your area if you're going for material participation.

will also on the left coast its exceedingly rare that a property with improvements goes to tax sale ..99.9% of tax sale props are bare land. 

Yes its called a participation agreement but they all need to be in alignment and agreement.The other option is to raise is through syndication which gets a lot more expensive setup then each investor would be pari passu but would be easier for investors to agree to these terms than doing a participation agreement. 

Go where people are barely talking about but you can see the area growing.

Mezzanine loans have higher interest rates and may include an equity participation component, allowing lenders to share in the project's upside potential.These are just a few examples of the various types of commercial loans available to borrowers.

Good afternoon Gs, Bare with me.Im interested an inquiring my piece of property and what not better way than start with house hacking.