I forgot to mention, you can combine the Purchase & Renovate with the Energy Efficient Mortgage (EEM) to add even more to your rehab budget (like Windows).

Consider having an energy audit performed on your property.

For example, imagine an investor that likes to create new LLCs whenever buying larger apartments.

(Obviously you have not met me so this is a bit of Catch 22 and extremely strange for me to be talking about myself at such lengths, but without having met you, this is the only way for me to capture your attention).What I'm looking for:-An experienced successful Bay Area real estate investor to shadow-To trade hard work for your expertise and experienceWhat I can't offer:-Experience purchasing properties-Large amounts of capital What I can offer:- Sweat equity - (driving for dollars, phone calls, deal research/analysis, etc)- The ability to solve complex problems and get sh*t done - my job depends on it- Attention to detail - I'm meticulous- Experience managing construction budgets upwards of $100m- Field experience managing general/sub-contractors - Creating and executing master and micro-schedules - Energy, enthusiasm, and the hunger to become great- Anything else you need may need - let's be creative and discussIf you made it to this part, congratulations and thank you for listening to me.

In the past, in larger operations, there was a separate manager over those activities.It depends, and it is complicated.

The master bath we increased by moving walls in the existing hall/guest bathroom to accommodate a larger master shower and bathroom.

May be there is some business reason for someone to show losses against huge gains they are making elsewhere or they might want to eventually redevelop such lots into larger properties or entirely tear it down built 3-4 town homes and sell them at 1m+ a piece?

If I can get the appreciation though I will attempt to to sell using a 1031 exchanging into a larger property with a larger cash flow in another market in expansion and repeat.

While it is completely fair for you to attempt to negotiate a larger relative stake in the partnership due to your role as a loan guarantor, I'd argue that your focus should be on getting started and building momentum with your partner.  

We primarily do rehab and flips, and some wholesales statewide in Texas and Oklahoma and do not do any buy & holds at this time, as we are building more capital to be able to go after larger multi-units in the future.