Could show pricing trends for certain areas - list to sale ratio, # of houses sold in a certain area, # of listings in a certain areaSeems like there is a good bit you show on a map, especially location wise to show the best locations. 

You agree on an interest rate and term, and pay them monthly or balloon at refi/sale. 

Since there's a lot of competition on the market in your area (mostly 3 beds), the 4th bed could help.From a quick search, I don't see why you can't get close to your projected sale price if you do it correctly.

@Linda Acker tax sale has become so popular the competition has driven the returns way down and the risk way up.

Tax Sale, Forfeited Land Commission BidThe tax sale is conducted as a public auction.

You also cannot work on a property that your IRA owns.The IRA could invest in a property and have unrelated contractors fix the property in preparation for sale.  

All new windows installed last year.Relevant numbers:Purchase price: $390,000 @ 3.00% rate, 20% downRemaining mortgage: $278,000Estimated sale price: $475k-$500k (I have spoken to a realtor)Estimate rental rate: $3000-$3200/month (I have spoken to a rental specialist)Current monthly payment (mortgage, insurance, tax, HOA): $2,200Happy to provide any other info that might be useful. 

Demand is very high, both for rentals as well as for sale and this is probably not going to change.

There is a return of about 16% and annualized 33%. one of my close friends recently offered to fund any projects we were going to do and since i dont have much expereince in getting loans what is the normal return i should offer them for a loan of about 400k over a 6 month time frame (purchase-reno-sale)?

Buyer Power Is Coming Back.According to the latest data, the number of homes for sale is rising back toward more normal levels (see graph below):But inventory growth is going to vary a lot based on where you live.If you’re in a market where the number of homes for sale is back to normal, buyers may have more sway than you’d expect.