HUD has had lease-option agreements where tenants could end up buying a property but no government money can be used toward the credit and I believe that program has died a slow death over the years.Taking government funds as rents and crediting back an equity interest is fraud

I prefer to work in a stable bread and butter market with people like teachers and government workers who we assume passed a background check and are drug-free.

If you're going to use the argument that guns should be legal for the purpose of protecting ourselves from the government, then to be consistent, you should be in favor of legalizing the types of weapons that will actually protect us from the government (including the same weapons the government has).

This case arises because the members of a law firm organized as a PLLC did not adopt an operating agreement or any other documents governing the operation of the PLLC."38 pages of lawyers pissing on eachother.

Laws governing LLCs may vary from state to state.Bill, I don't know Missouri law, but some of the information you are putting out in this post is not accurate for most states.

Then the expenses come in for soil samples, engineering and complaince with local governments (poitical).

As for the rate of vacancies, its hugely dependant on the area and class of properties again, and whether or not you want to deal with government supported tenants (what you call section 8 in the US)- for me, in Japan, its a no-brainer, since they're nothing like yours in the US, but if that's where you plan to invest, you'd better give this some thought - these tenants will fill up your vacancies fast, but come with a whole unique set of issues.Totally with you on the leverage front, wouldn't touch a mortgage with a ten foot pole these days, seen too many smart individuals and savvy companies (and I'm not saying this with cynicism) get very badly burned with assumptions regarding appreciation, depreciation and amortization - to think the GFC is a once in a lifetime event and will never happen again is the biggest (and dumbest) gamble of all, in my perspective.The amount of time you'll spend on each property, again, is a direct factor of the class of properties and areas you invest in, and the quality of your chosen team, in particular your property manager.

A little bit about myself: I work in commercial real estate for the federal government, doing portfolio management (office properties).

Joshua I know you are just brainstorming but you will find it is rare for an idea to pop up that nobody has thought of before with real estate.The problem with grey areas or interpreting things the way you would like them to be to convince yourself you are in the right and making money is that later on the banks and the government step in.

If the home is sold as a result of the divorce then the credit will have to repaid under the regular recapture rule because the home has ceased to be the principal residence of either spouse.If a residence is forcibly or involuntarily converted and the taxpayer purchases a new principal residence within two years from the date of disposition, the taxpayer will continue to make the standard installment payments on the new residence as if it were the original principal residence.Special Repayment Exceptions for Members of the Armed ForcesMembers of the uniformed services, Foreign Service of the United States, and the intelligence community who dispose of their residence after December 31, 2008 due to Government orders for qualified official extended duty service will not have to repay the credit if disposition is in connection with the government orders.