We had the opportunity 5 years ago to purchase from a client. 

I have a question maybe someone can guide me to the right source,I have a client who's house I am buying, she is currently in foreclosure and refuses to rent.

@Jake AndronicoI’ve looked into them but have never executed one.Let me say they will be expensive and complicated.I think what you will find if one is trying to defer $50,000 to $100,000 in gain, it’s not going to be worth the time and trouble.On the other hand, if client is trying to defer gain of $500,000 to $1,000,000, it’s worth the time and trouble.I use First American Exchange for my own account a dozen times and they have been right on the money.Google them and reach out.Arn

I now own a successful rental portfolio and help my clients do the same.

If you increase your sales volume in a business, client base in a profession, or assets in an investment program, you pass through a point where you’re doing more work, have greater Billings, more assets, but MAKING LESS MONEY.  

They typically require a higher down payment and come with slightly higher interest rates, but they streamline the process for investors with nontraditional income.Finally, for long-term scalability, you might want to connect with lenders specializing in expat or foreign income borrowers.

And I know when I was funding a big operation in Orlando the wholesaler bringing the deals to my clients were licensed brokerage in FLA. 

Owning properties through LLCs in their respective states avoids the need to register a foreign LLC, which adds costs and administrative requirements.If you plan to acquire properties across multiple states, you could create a parent LLC in Florida and have individual property-specific LLCs (child LLCs) in each state.

Most of my clients:1) Put 20% down for a conventional investment loan.2) Put 10% down for a second home loan3) Something else, either hard money, DSCR, or portfolio loans.These are the most common ways. 

Quote from @Clint Miller: How are you supporting your clients during this festive season?