One more tip – people remember stories that trigger their emotions.

I have been reading and watching about everything and under stand there is no “right way” to do it, but i just want to express my thoughts and questions and get some feedback before i pull the trigger on some of my steps.

I know starting off can be scary I studied the Ohio market for two years and connected with local investors and out of state investors in Ohio before I finally pulled the trigger.

The DOR has a history of checking up on QCDs for compliance with the statute.Florida Dept. of Revenue - Documentary Stamp Tax (floridarevenue.com)Third, it's a common misunderstanding that conveying title via WD somehow provides continuing coverage under a title policy while a conveyance by QCD does not. 

The penalty is triggered if you refinance or sell the property and can be anywhere from 1-5 years.

Prop 19 I believe will allow rebuild without triggering any reassessment of value.  

Definitely in it for the long game. 6 months ago I could have pulled the trigger if I had my mind in it, then of course life happens and now we have some work to do before lenders will give us the time of day. 

I have already spent a ton to have these "unlimited LLC" structures" & haven't pulled the trigger on the recording of the deeds yet , but I will also need to pay for the attorney's time.  

I even tried to buy a 7-11 with it back in the day but didn't pull the trigger because I didn't have time to go to 7-11 school.They probably still do it, people just never ask.

There's that pickle.You can raise up the whole house on piers, but expect it to crack and settle.You can build sump pumps and automatic Moen water sensors to trigger the pumps but if the water rises fast it won't save the ship, and power will probably be out so you need a generator.Do not expect or plan that anyone will fix the seawall, it's on you and the problem is will your neighbors all have millions of dollars to fix at the same time that you need to?