Each individual cell you set up within the Series LLC would be owned by you directly, qualifying each cell for the FONCE exemption. 

Now, we're back to normalcy in rates, less normalcy in supply(in key areas) and inverse(in dreadful areas).Invest  prudently and in quality.

Many investors start their journey by diving into individual distressed property deals, but if you want to grow into a high-volume operation, it’s essential to change your mindset, strategy, and execution.

First you put people on the phone, so that is an intimate situation, second you lead off telling them that they are basically guaranteed to make $500k and will do so for as long as it takes until they get there, then later say it costs $15-40k .. they even say once you make the $500k you'll get the $15k-40k back.What is most disappointing about this is as I did my diligence after the call I found a youtube video of a lady who is NOT a high/medium income individual give her review of the program and she had nothing bad to say about it, she just said she was unsuccessful because she didn't put in enough effort because she had too many life situations going on.

Additionally, the study must be completed by “qualified individuals” and “professional firms” that are competent in construction, design, auditing and estimation procedures for building construction.So while a specific methodology isn’t required by the IRS, taxpayers must ensure that their depreciation deductions and classifications of property are substantiated with supporting evidence.

There's obviously quite a bit of diligence that comes after such as who the key principles are and their credentials/track record (both balance sheet and experience), the underlying real estate and thesis behind the investment & tax prep and audit procedures but as a general rule of thumb if the investor can't get past the first part which is understanding what they are investing in, passive investing is probably not for that individual. 

I pay either a flat fee or % of the project to this individual.

Of course your individual experience may vary and maybe you have a marketing and sales background so it is a good fit.

As of now, I have a total of 3 units and 2 of them are occupied by the sweetest individuals.

While Portland may not require parking, I would strongly consider it if you’re thinking you’ll sell them individually as condos, especially in the Jade District.