@Dave Foster will be able to help with this...the first question I have is have you actually established what the capital gains amount may be? 

Stay cautious and establish a good rapport with tenants to mitigate potential risks.

It's more gambling than anything else.

Establish some "safeguards" to keep them honest and consistently check their work.

Now for all NON-NAR entities, MLS's, they'd be suicidal idiot's to continue the practice that NAR just lost suit at, because it's a slam-dunk suit to nail them for exact same thing given the now established precedent.     

The reason why we are comfortable with this is that we have both established and co-managed a homebuilding non-profit together.

If your agent has off-market listings, perhaps they could show it to you now that you've established a relationship and have bought a deal.

a RE portfolio refinanced as many did at 80% or bought with only 20% down.. clearly does not establish a net worth of the entire 20% of equity I will submit that those that use max leverage while they have equity on paper in reality if they were to need to cash out for any reason that net worth is probably half and if then when hit with recapture they have zero cash net worth from those assets.  ?? 

You could JV with an established wholesaler and split the assignment fee until you build up a buyers list. 

There is established law that payments apply to oldest debt first.