I started the business in 2007 and she joined in 2015, and we got married in 2017. 

My first buy house was tri-lever home that I got for 152K with 3.5% down on a 30 year with a 5.5% interest rateOnce I got married and had our first child, We refinanced to a 15 year mortgage with a 3.5% interest rate.

I have bought 5 from her and I often gross 3%, so I married her. 

I’m here to ask the experts which route I should take, if any.Basic details about me: I’m 34, recently married and no kids but planning to within the next 2 years(this detail is just for you to know that I don’t have much restrictions on moving aside from commuting)I currently own a coop in Yonkers, NY with roughly 50k in equityI am willing to invest in the tristate area but if I have to live in the property I have to limit my distance to Bronx, Westchester and Connecticut.I also have enough saved to buy a 275k property with 20% down or the max allowed with an FHA loan (this is without having to sell my coop)I have excellent credit which will qualify me for loan without an issueThe way I see it I have 3 options in order to get started: Sell my current coop, buy a triplex in a worst neighborhood with more TLC needed, and move to into the property for at least 2 years to qualify for an FHA loan.

Would you suggest I try to qualify for financing while still married, (obviously I would agree and sign whatever that husband would not be responsible), or do you suggest that I wait until afterwards to avoid any legal/financial complications or wait and find a way to use OPM?

My wife and I have been married a little under two years and would like to get make our first real estate investment.

From what I’ve seen the easiest way to do this is to become a real estate professional, or be married to someone who’s a real estate professional.

I should have mentioned that I am married with 2 daughters (2 & 7)...which narrows down my options for location as we are already in a great school and don't want to change schools a 3rd time.  

Let me start by saying I’m not a cpa so this isn’t tax advice, go consult a cpa.From my understanding if your AGI is above 100k they start phasing out how many losses you can take (capped at 25k if you make under 100k), once you hit 150k then you can’t take any losses.The only way (I’ve seen) around this (assuming you’re married and you file jointly) is to have one of you be a “real estate professional” which means you spend 750 hours a year working actively on real estate and that you don’t spend more time than that on any other job.If you meet that criteria you can take unlimited losses and use that to offset other income, so in theory you could make say 300k and show losses of 350k and pay zero income tax.

Some states have common law marriage , after so many years and kids , they could consider you married .Safest thing ....................stay single and keep it zipped up