Updated about 7 years ago on .
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Over budget flip.. Exit strategy options
I am about 50k over in a messy flip I bought from a skeezy (think boiler room sales tactic, no RE knowledge) BP wholesaler (without doing due diligence because they set it up so you have to buy on the spot). Nonetheless, just the basement cost me about 25k. So now I'm in a position where I bought the house with my LLC and have a HML on it currently, which was extended but will come due probably next month.
It appears my options are:
1) Sell it. I will lose 18k RE commissions, plus the 30k extra I put into it to sell at comp'd value.
2) Hold, refinance and rent. The rent will probably $2200/mo at $1750/mo mortgage (base costs). 80k left out of pocket. I can't re-invest. Or I could do 10% down at 40k down which is more reasonable, bringing me to about $200/mo margin.
3) Hold. VRBO property. Need to quit claim deed in my name, make primary residence, outfit entire house with furniture (15k~). Cash out refi at say 90%. Go through permitting process which can take a while. That's 55k down, estimate $1000/mo net income (after all expenses).
Which strategy would you do and how do I ensure my tax situation is maximized? If I quit claim the deed back to me, does that mess with the tax situation because I bought in LLC last year and transferred to myself this year? (eg will I incur a tax penalty of some kind).
Thanks