I get into contract in my operating company and then assign the contract to the new LLC prior to closing.  

Apologies if I missed prior posts asking the same thingI want to take advantage of the low down payment requirement however need to find a lender supporting this loan type.Can you please provide any recommended lenders for Homestyle loans (or even 203k) that serve DFW? 

I am looking to purchase real estate for both investment purpose as well as to offset as much tax liability as possible. 

., I left Anderson for a small firm that will do the actual taxes and then another company that specializes in tax strategy. 

If you are raising capital from people you don’t have a prior relationship with, and even people who you do, they would regard you as serious only if you had a professional prepared PPM and Operating Agreement.

Since the real estate is part of the transaction you can't do the 1031 exchange.You could consider an installment sale, to potentially spread the tax liability over several years.

We hosted meetings at The Home Depot in Belleville, Il prior to covid.

You will want to fully understand the tax reporting burden you will face. 

You need to have the income and tax liability to support the depreciation.

Prior to that, I'd been reading all these reviews on custodians and became almost paralyzed since there were just as many bad as good reviews.