The actual rehab cost was $125,000, and we have delivered the property on time.

Actually there are 5 lines (yup) in the big FHA handbook that specifies the requirements for a 2-4 unit mixed use.

Actually I do buy crap properties and fix them up. 

It's been on the market for 66 days as of the date of this post. 

Try doing a rent survey in the meantime to actually determine if you are under market on rental amount.

You need to hire someone to re-mud then go back in and redo the paint.If the painter also did the mud you need to find someone actually qualified to do drywall mudding.

So I figure since I have the developers license and am the managing owner I am good.NOPE... that one cost me 5k.. the LLC that actually owns the asset needs to be licensed not just a member in the LLC.. ???  

@Alex Deacon, good suggestion, I'm actually thinking of counter offering that they take over lawn care which I currently pay.

We self manage so that means our team “secret shopping” visiting properties in the same area to actually walk some units and see how they stack up to yours.

Just to make it simpler to understand.So you took out a personal loan of $10k and you loan that to the business for the escrow at closingOn your balance sheet you would haveDebit Escrow Account $10KCredit Due to Rob $10KAs for the interest, the business will pay the interest exp payable to Rob (since you are the one who will actually pay the interest).