My kids do this for school clothes and supplies, and birthdays/holidays in lieu of gifts.

So sign up with Sherwin Williams, if they are in your area and save 20% or more on paint and supplies.

Sooner is better as paying mortgage and utilities for both is not optimal.Are the broker supplied contracts from her firm equivalent to sale contracts available from an attorney, title company, or even local library?

You might need to spend less on holding the property and marketing the property for sale, but your profit margins might have shrunk as well because you couldn't acquire it at a low enough discount.In Los Angeles your ROI is going to be under a lot of pressure because the supply demand equation is so out of whack and you will have trouble purchasing at enough of a discount.  

Given this, it's not outrageous to see per door pricing of MF assets out in front of some of the condo supply.

Send me a message with your contact info and I’d be happy to supply a bid. 

@Blake Charles garrickHard money is usually for short term lending for flips.If the rental property needed a lot of work first, then you would use hard money temporarily just to fix it up and then refinance it into a traditional loan.For buy and hold, you're just buying a house with a regular bank.If you have a partner that is willing to supply the credit and the bank statements, then just speak with a local lender about obtaining financing.

The basic supply demand economics would favor multi's. 

I’ll supply more info: cash flow from rentals (duplexes, 5-8 of them) that are still being deprecated (all bought within the past three years) some total of $1.5mm in total value for the houses together so I suppose $1mm for the value of just the houses and not the land for sake of argument. 

Supply and demand.