My day job is high school special ed. teacher.

You do need a good accountant, I suggest a degreed accountant not a tax preparer bookkeeper type unless the specialize in construction and RE.

My day job is high school special ed. teacher.

Find out for sure if that is the case.Sometimes zoning has special provisions for "mother-in-law" suites that restricts their rental to the general public and limits the use to somebody of blood or marriage relationship.

I try to make my buy and holds special by adding granite, tile, hardwood, stainless appliances, new HVAC, and trim such as crown mldg and a three tone paint.

Look to the assignment of the slips in the HOA docs, Slips are under special use deeds, use is limited as you don't own the dock but rights of use, maintenance is usually divided among owners, if you're the only "owner" guess what,,,,Same maintenance issue with common areas, that's why I suggest you examine the HOA by-laws, and minutes to date.I had a similar deal years past at the lake but the condo development was 2/3 completed (200 units+ usual amenities) with water front, partner with a developer and finish it out, rent it up or sell, dump what you don't want need or want

Hi JimmyI went to a DirectBuy meeting back in 2007 I am not sure how DirectBuy operates now but back then they also wanted me to pay a membership fee before we could see prices. my suggestion is try wholesale company's that specialize in the materials you are looking for.Hope that helpsGood Luck!

Buyer will receive a Special Warranty Deed or equivalent.What is that?

Scott The Book on Flipping Houses,The Book on Estimating ReHab Costshttp://www.biggerpockets.com/flippingbook Couple good reads9 Reasons You Couldn't Find A Buyer For Your Wholesale DealDon't Start Wholesaling Until You Read This: Wholesale Advice from a Fix and FlipperHow to Start Wholesaling: Getting Past The Education and Into the Field You might consider Niche or Specialized Housing like student housing.

Scott The Book on Flipping Houses,The Book on Estimating ReHab Costshttp://www.biggerpockets.com/flippingbookLocate and attend 3 different local REIA club meetings great place to meet people gather resources and info.Consider checking out HUD homes for small multi's owner occupied gets first crack.You might consider Niche or Specialized Housing like student housing.