My biggest advice is to not use a financial planner, everything you need is on the Internet for free.

@Bill Brandt Here's the breakdown: Bought it for $4.95MEarly loan payoff is ~$175k ($5M @5% 30 yr fixed investor note)Conveyance Taxes ~$90kImprovements $1.6M ($400k done on lower property)... 

I’m getting stumped on how to get a loan that works.

Most realtors can not get much loan due to nature of his un-predicable income as 1099 and have terrible credit score issues.

Are you assuming any loans; or are you letting them continue to pay any loans they have on it and you just pay them?

So maybe a structure where he covers all repairs and the bills just so it isn't your financial obligation.

At $200+ a sqft plus a year of construction loans, I'm uncertain building in Phoenix area is a project I want to take on. 

Could I loan some of the deposit and retain equity in the home for when they eventually sell or buy out the rest of the equity?  

Does anyone know if you can refinance a NACA loan after a year without having to pay the 25k lien put on the property and also doe that release you from the occupancy requirement?

Assemble a team of individuals who can split following responsibilities: contribute the earnest deposit money, guarantee the loan, find the deal/conduct the diligence, raise the capital and manage the building.