Owning land upfront boosts LTV, saving 10-20% down, but permit delays and 15% overruns on one build highlight the need for contingencies.LTC Ratios: 70-80% LTC, up to 95% LTV if land owned; one dev secured 80% on a $300k build.Holding/Closing Costs: Included in initial draws (up to 10% budget, ~$20-30k); a builder rolled $8k closing + 3 months holding into a $250k loan.Points: 1-2 upfront, minimal backend (1-3% total); a $400k spec home paid 1.5 points ($6k).Creative Structures: 80/20 JVs (8-12% pref, then 50/50 at 40% IRR) sold 16 duplexes; seller-financed land (10% down, 20-year note) saved on a $80k lot.

Hard money rehab could boost your sale, but adds cost and risk if speed and simplicity are your priority, as-is is probably the way to go.

We have experience buying on/off market a few years ago, but tails winds were boosting investor returns.

If you don't have these contacts you should just focus on buy/hold and light value adds to boost rents, that's what I push to most of my clients who have day jobs and it works out well for them over long term. 

If it goes into default it’s very different than dealing with a non paying tenantSo long story short / I wouldn’t call it passive but if it performs it can be easy to manage

Multifamily properties like duplexes, triplexes etc, can help by reducing vacancy risk and boosting income.In markets with strong appreciation, true cash flow deals are rare.

The good ones notice right away and feel safer.Community touchpoints: Simple BBQs, pizza nights, or coffee mornings help residents connect and shift the culture fast.Reputation boost: Ask your good tenants for updated reviews—offer small gift cards as a thank you.

Actively performing plumbing work for remodels, new construction, and commercial projects qualifies as a real property trade or business under the IRS definition, as these activities fall under construction or reconstruction.

By definition all 44 contractor classifications have passed the state exam and adhere to the laws of the CSLB & Consumer affairs.Any handyman performing work over $1000 is in violation of Business & Professions code 7028.1Any handyman performing work over $1k is subject to forfeiture of the entire sum of "contracted" work B&P code 7031(b)All California home improvement contracts must be a quoted upfront price including labor, materials, warranty etc.

Hey BiggerPockets community / I’m Janene Session, a Realtor, real estate investor, and performance coach based in Virginia.Over the past few years, I’ve been obsessed with one simple question:“How can everyday homeowners and small investors turn what they already have into an income-generating asset — without needing millions in capital?”