The other thing is that when roots get in once, they can get in forever, and a tree cut down can still have root growth until all energy stored is exhausted.

Hey MikeAs others have said, a DSCR loan is your next option when conventional options are exhausted.90 days from purchase date is the rule of thumb and if you can keep your loan to value at 70% or below, you'll find your best financing. 

I think you will run into a related party issue rather than an LLC issue in regards to the 1031 exchange. 

Many investors use a general rule of thumb for midterm rentals that they should earn about 50% more in rents than an equivalent long-term rental (whereas short-term rentals should earn double or 100% more than if the property was utilized as a long-term rental).However, for DSCR lenders, change can be slow and challenging, and many lenders prefer and require more precise qualification measures than rules of thumb.

I'd rather you have a single family home in Waco, Belton/Temple, somewhere on the I-35 corridor than an out of state duplex in a stagnant market with little to no population growth. 

An experienced accountant who specializes in real estate taxation may charge more than an inexperienced/new accountant who is eager to get clients. 

It still costs you more than an "expensive" $200/hr accountant who can knock it off in 2 hours resulting in a $400 bill.Next, will you be able to verify how many hours was actually spent on your taxes?

You may also be able to connect with a local hard money lender to fund your rehab.For my clients who have exhausted those options, I recommend pursuing a refinance-rehab loan that could give you some cash-out to get started, while also funding your whole budget to be held in escrow.

Originally posted by Joel Owens:If you get 1 sq ft for carpet,pad,tack and strip,and labor install and it is Nylon you are getting one heck of a deal.Joel,Don't forget, you're less than an hour away from where the bulk of the carpet is made in this country (Dalton, GA).I buy from a supplier up there and pay between $3.50 and $3.99 per yard for 26-30 ounce nylon carpet.

If you are in a bad neighborhood then you need to grow thicker skin to handle being a landlord in such a neighborhood.If this is loads of different guys/people then that is different than an individual.