JD Martin - agreed, you'd have to for any post-rental repairs.And yes, I can see how that would be a really great strategy if you were marketing to investors especially.Do you see any potential tax pitfalls where the IRS could still find you doing business as a ‘dealer’ versus ‘investor’ and you lose the tax preferential status?

(you live in LA, you know that if you sneeze wrong you have a lawsuit attached to you lol) I know that there are other advantages to an LLC for flips like not being seen as a dealer through the IRS eyes.  

The contractors need to pass a drug screen before they can enter the refinery. 

It's kind of like buying a car from a dealer where you pay monthly until the debt is repaid and then they send you the title for the car.

For example a national corporate tenant such as a bank, drug store or fast food chain on an absolute NNN lease.

As a dealer, don't provide consumer financing to an owner occupant. 

NO communicating with you, keep proceeds of rent, poor tenant management.....drinking, drugs........ over charging?

I either got paid off and nice return or ended up with property.. had both happen.One of my clients in Oregon is a car dealer and has a large finance component.. they do exactly what you do with the chips in the cars etc.  

There was suspicion of drugs and we have had several disagreements. 

Craigslist and also used appliance dealers usually provide clean appliances and 90 day warranty for about 4 times cheaper than new