Yes, there are some growing pains due to the incredible growth, but those go away pretty quickly because of the outstanding leadership.I'm not sure about turnover rates.

It was pretty fast to set up.

For instance in my local market, Ryan Homes is just typically not going to budge at all, while Pulte has some developments that Ive gotten pretty large sums from. 

Scott,I think your numbers look pretty good overall.  

I do understand where he is coming from but I am finding out pretty quick that no bank will finance what is considered a residential home under an LLC.

Now is generally a pretty good time to sell.

Like you mentioned, @Jay Lohn, it seems like a reasonable investment in tenant retention.Since we're currently owner occupying one of the units, there are some pretty attractive improvement loans that we could take advantage, so may now be the time to do it.

I would be careful if you are not experienced in flipping because holding costs on a property of that price point could be pretty significant.

Your actual return on that property is pretty abysmal as a cash on cash number. 

I would be curious to know how many investors are really purchasing residential real estate deals with owner financing...The idea of owner financing in the context of a residential property has always seemed to me to be a bit of an urban legend; something promoted by so-called gurus to new investors hoping to get started buying deals with "other people's money" and no capacity to get a loan from a traditional lender.Let's consider the the most basic version of owner financing:  Buyer agrees to purchase property from seller.