People shop for  vacation rentals so you need to respond regularly.  

Goal is to refi out within a year on a 75% regular loan and get down payment back and then some.I guess I could use a private money loan for someone who wants to stay passive.

Well you can do the same with any of the others, provided your target market regularly use that medium.

I mentioned I was not comfortable with the liability situation that puts us in as well as the CC&R's for our development that prohibit property owners from having businesses where people would be coming and going regularly.

I prefer double closing because it hides the profit on the HUD and the seller, but you can do it both ways.Make sure you call every title company in town and find out which ones do assignments regularly.

In fact, the on I attend regularly meets on Big Beaver Road near I-75.

I always have 1-2 subs per trade that is for a backup, on a time and material or fixed price contract though, I have contract with these guys on a yearly basis as an on-call based trade contractors, whenever I have a 2-3 day job these are the guys that I send out, they are mini contractors, usually work for themselves + 2-6 others.Your options now are, get a project manager to manage them, OR create a master schedule -- if you want to save a little bit of money and perhaps down the road, if you want a full time person to do it, count your payment as part of the fee --, a regular GC/PM can make this for a fee, maybe 300-1000 depending on the project size.

So here's how it works on a flip:The way we're used to thinking about it is that the LLC reports the sale and the cost and a profit of $50,000 as either regular income (if they are a real estate professional) or as a capital gain (if they are not a real estate professional) or passive rental income (where appropriate).  

It is getting tougher tho to find this refinance of lease option lender.There are several benefits to getting a refinance loan rather than a regular purchase loan.

Will just make more or less, depending on the scenario...Isn't it interesting how regularly CA unemployment can only seem to get to 5%, before it reverts each cycle.