@Patrick Roberts wrote:"@Jay Hinrichs I know of one person who is buying high LTV preforeclosures Subto while they’re off market by paying the owners around $10k-$15k to walk away, quit claiming them into an entity, then seller-financing the entity holding title to the property to owner-occupants under the pretense that it's for commercial purposes on interest-only balloons at inflated values."

For example, if I purchase a site entitled to 100 dwelling units under a newly formed holding company and the only thing linking me to it is a shared PO box mailing address on the holding entity, the lender gets alerted.

One common approach is to form a legal entity, such as an LLC, where both of you are equal partners.

This is the first time I've heard of such a thing as a land swap, especially between a municipality and a private entity.

Registration is only permitted for legal entities, partnerships and natural persons who are 18 years or older.

The regulations provide both insight and ambiguity.25% or more owner of the entity; OROne who exhibits significant control over the entity.

Bigger Pockets is a great place to find a real estate tax accountant.A good real estate accountant can save you thousands of dollars by leveraging entity selection and formation, tax deductions, cost segregations, bonus depreciation and tax planning.I recommend finding an accountant who specializes in real estate taxation, business taxation, financial planning and tax planning.You may want to consider working with your accountant remotely to expand your options.I would also recommend looking for a accountant willing to work with you throughout the year.

Zoning Review by Entity (typical 4-8 weeks) Need completed design package to submit.

LLC, S-Corp, etc), to file their BOI Reports by the end of the year to avoid being penalized up to $10,000 per entity. 

In any event you can see what the SEC thinks of modernization here:https://www.sec.gov/news/press...I have read of late that small family offices can pool non-accredited investor money to qualify that entity as an accredited investor.