However, the resulting income is taxed as business income, which means ordinary rates PLUS 15% SE tax.The starting point would be to decide which of the two treatments is applicable in your situation and then structure it accordingly.

once those utilities go bad, your not going to be able to sustain the capital expenditure to replace each of the well's or the waste Water treatment system. 

I think that you have a right, at least ethically, to see the bills.She can't charge a late fee if it is not in the lease.

Cash flow doesn't include non-cash transactions such as depreciation and amortization.Using $15k as a downpayment on a new property wouldn't be an expense for tax purposes.Your closing statement could be scrubbed for more favorable tax treatments (than 27.5/39 year depreciation), but the bulk will be capitalized.As Ashish mentioned, there are strategies to reduce taxable income, but what you're proposing won't.

I am a realtor in Colorado. I'm representing a buyer who made a reasonable offer on a property of a deceased seller. Its a good location but the property had 17 cats (not exaggerating)  and it has cat piss and shit ev...

If cash and capital gains are mixed then it gives rise to a pro rata treatment for tax benefits.For example if an investor invested $500k capital gains and $500k cash into a QOZ fund (and received stock) only 50% of the appreciation on the stock after 10 years would be tax free as only 50% of the initial investment was capital gains.The form to self-certify as an OZ fund has yet to be released by the IRS.If you have already invested cash into a QOZ for the tax benefits I would highly recommend you speak with a specialized real estate CPA who is well versed in QOZ's.

The NAR Code of Ethics is clear on this...and the Code of Ethics is the Law in many states.

He is a fiduciary to the seller, so he is required by law and by ethics to get the best possible deal for the seller. 

Its always tempting to see what an offer could be, or what new trends are coming in with new companies, but at the end of the day, as of right now, selling with a good realtor that is honest, ethical, and wants to build a long lasting relationship with you is the way to go.

These are professionals with additional training and a stricter code of ethics.