I can't imagine a "family transfer" would eliminate subdividing, if required. 

There are other FHA requirements concerning which you should contact your local lender, but determining whether or not a triplex or fourplex meets the self-sufficiency rule is a good place to start as this rule will immediately eliminate many properties from your search, especially in expensive markets like mine.

- for buyersThat may eliminate some headaches and time wasted.

If you can individually isolate the water supply to each unit and each fixture within each unit, you should soon be able to eliminate/identify subject plumbing branches.Last year we had the water bill at a property triple during one quarter.  

Maybe targeting advertising to flight attendants (who already have to adher to that kind of standard) would eliminate the potential conflict ;-)

I eliminated the Struck to County liens that all received 16%:The Vacant land again had decent interest rates, had a large number of liens available, and had the least amount of competition (bids).

Your question is a very important one, as finding great deals is way more than half the battle for successful real estate investment, IMO.At their core, most strategies seem to be to focus your acquisition targets and process to either eliminate as much competition as possible while still acquiring quality properties and/or by developing and leveraging a competitive advantage.

Custodians do not directly create such programs, as they are prohibited from providing legal and advisory services, so a different type of company will setup such a structure and most such companies have one or more custodians they work with on that piece.The IRA LLC structure is much more responsive and eliminates a lot of per-transaction fees, though of course creating the legal entity in the first place will cost more up front.  

Rachel:I would go even further and eliminate collecting any form of down payment credits (this is the part that tread into the grey area of an instalment sale or financing).  

I'm currently in a very aggressive debt elimination strategy to be completely debt free by 2017 (without any major bumps in the road).