The exemption is for work once every 2 years on the homeowner personal residence.

Currently costa Hawkins makes single family residences exempt from rent control.  

Assuming that the offering was a securities offering, as opposed to a joint venture, we’d need to know first if the offering was a registered offering or was claiming an exemption from registration.  

If it is a security, I've read quite a bit about Rule 506 exemptions and the impacts of having accredited investors versus non-accredited investors - what is everyone's experience with this?

(Yeah, that last one was a snarky comment.)CONSYou lose the homeowner capital gain exemption. 

If all you have is 2 properties, so less than 4 rented units, why don't you qualify for the exemptions from fair housing, especially if the property that caused all the complaints is the same one you actually live in? 

The best option for you depends on a number of factors including your exit strategy, any liability concerns and preferred tax treatment.Type of EntityTax TreatmentMain AdvantagesC-CorporationDouble TaxationCorporate tax rates are lowerS-CorporationPass-throughSelf-employment tax savingsLimited Liability Company (LLC)Pass-throughLiability protection and flexibilityFuture Outlook and Recent Tax Law ChangesMost recent tax changes applicable to real estate investors include:The increase in the estate tax exemption to $13.61 million per individual for 2024.

While certain properties, like manufactured housing and senior housing, are exempt, most new loans will fall under these requirements.Developed in collaboration with the Federal Housing Finance Agency (FHFA), these policies are designed to enhance transparency and communication between landlords and tenants.

For example, in Las Vegas,"Dogs, cats, ferrets, pet rabbits and potbellied pigs that enter the city for any purpose must be spayed or neutered by four months of age unless the owner has a current exemption." 

For example, I own two large multifamily buildings, and when I tried to get a tax exemption for them, I had different experiences.