And in my mind those properties are only suitable for those that live and work in the community and these assets are a commodity not an investment.. because they are not an investment per se as they never go up in value they go down usually and they are money pits when your in the super cheap ghetto war zones.. good job recognizing this and understanding that properties with hopes of appreciation because of area are to be considered in the full equation of investing in Cash flow rentals were ever that maybe.

Wolf is very memorable for higher end buyers as OP correctly recognized.  

LLC's are not recognized by the CRA in Canada, so there are tax credits you may miss out on.  

I am simply saying if one finds the same issue coming up over and over than perhaps one needs to look at oneself as the problem. 

It is important to recognize that the tax treatment of interstate exchanges vary with each state and it is important to review the tax policy for the states in question as part of the decision-making process.You'll just want to check with an accountant to be doubly sure you're in the clear.

Most are inexperienced, many try to bite off more than they are ready for, the due diligence also goes on any lender to recognize that.

If they truly understood those costs, they'd be much more likely to want long-term relationships with customers...and would likely be willing to pay for those relationships with lower prices.Personally, when I hire good contractors, I recognize that I'm getting value as well, which is I try to treat my good contractors like gold...

Very good of you to recognize that a rehab to sell is different than a rehab to flip. 

I recognize the title was designed to get people to respond, which is has.

@Christopher Gill I love how you are thinking outside of the box and love that you are recognizing this upcoming market.