Even with an ITIN and LLC, etc...Can discuss when we meet next week also 🙏  I think they might get around it by nominating the PM or some neutral party to be on the checking account with them.

I'm so glad I went this way.Even without it, the nominal 80% I'd keep I can still invest at a much better rate, or even spend to pay bills.Good luck with your DST. 

FWIW, looking at inflation adjusted pricing doesn't make sense since debt is set in nominal dollars.  

Some items have a nominal value on their own but are irreplaceable.

We have another one in a luxury beach community that does nominally well, but I really blame the regime/community fees more than the strategy.

Real estate then nominal (or on average across the us) returns 10-12% which mimics the S&P 500.  

So the fact there is multiple of everything is a good reason to just up that number either nominal or percent either would do I do have a question as far as the water heater, and other cap ex items.

Second, have you ever encountered a situation where a client attempted to use a 1031 exchange, nominated potential properties, didn't get to close on them for whatever reason and ended up experiencing a capital gains tax as a result?

Looks like 80817 is $3460 for a 4br: https://www.huduser.gov/portal/datasets/fmr/fmrs/FY2024_code...Though of course when you take out utilities and such, that number is a lot closer to market rate nominal rent. 

That's the real short of it.Legal entity's such as LLC's provide no tax advantage unless investing with non-spousal partners (its the same tax, but needs to be split between the partners).My personal pet peeve is to remember that depreciation has to be paid back in taxes at nominally 25% to the IRS when you sell.