I get one or two tenants that actually call and say thanks...the rest usually no response.

The absolute maximum required would likely have been 16", but that's for a 3 story building.Getting the rest of the way under the footing is probably the easy part.

I tried several different ways to do this one but the owner isn't really wanting to do anything creative either cash or 50% down and he would finance the rest.

@David Tipton  you are absolutely correct on the single member LLC. vis a vi the corp veil.. one reason to have proper G L insurance.. on my 27 homes subdivision I am building in Portland right now.... it cost me 40k for  1 million in coverage for the 10 year warrenty period. and we bought that basically only for cost of defense.I am just about out of the land lording game.. and can only go on my 30 plus years of owning the dog gone things.. and I have never been sued by a tenant. 

I think rates will increase slightly in 2016 which will lower buying power slightly but I do not expect to see huge jumps as the rest of the economy can't withstand such increases.I think we will see further stabilizing in the market and healthy appreciation rates of 5%- 10% annual for 2016.

You'll learn a lot about the process in a short period of time, then as you learn the ropes you can figure out how to start doing the fun stuff.

I agree with the rest. 

Hey All, new here (internet forums period actually).  

Kind Regards,Justin PetersReal Estate ProfessionalDallas/Fort Worth Take more action and the rest will uncover itself. 10X the amount of effort. 

And the rest of Illinois ain't bad either.