You also need safeguards in the Operating agreement, power of sale of assets, so the property can be sold, him paid off, proceeds going to you of any excess and the termination of the LLC.

Likewise, if all of the “excess” deals were sold to others through the SDIRA (wholesaled, etc.), this may appear to the IRS as an “active” investment.  

Although I've never tried them, mainly because of the 3-year waiting period (excessively long IMO) that is currently on the books, I have looked into how the tax sales work in our state.The general gist is the tax sales are once a year. 

Excess passive income rules comes into play when you have been a C-corp before and have accumulated c-corp earnings & profits.

Referral or Birddog fees in excess of $50.00 are illegal however, at least in Texas... how do you get around this?

Excessive damage done by tenants become a statistical certainty.

Total Click Through Visitors: 136Converted Visitors: 89 ROI: TBD (one converted visitor will pay the monthly expense; anticipated ROI on 89 is in excess of 250K)PPC works so well that I'm increasing by marketing budget for Adwords to approx. 60% of my overall spend.

Further, it is clear that observations for units in tertiary markets can have far in excess of 50%.

Colorado is about 100 basis point cheaper.The inventory is excessive everywhere so we are picking up alot of business.

For repairing your credit, go here:lexingtonlaw.comFrom what I've read, some of the best uses for your funds would be:Making up the payments of someone in pre-forclosure and in a subject to dealIf you're fixing up a property and the hard money lender won't lend you quite enough money, but almost, use your funds for the excess