The monetized installment sale approach allows for you to get cash at closing and still get 30-years of tax deferral.If you want to get really sophisticated, what you could do (hypothetically speaking, because this is not tax advice) is capitalize a new LLC with enough assets each year to equal 50% of your adjusted gross income.

There is a reason why when sophisticated parties do a partnership or form an LLC together, often times they each hire their own lawyer to represent their interests. 

At least until your portfolio grows big enough that you'll need to invest in more sophisticated property management platforms.

Many have sophisticated operating agreements as the profit and loss allocations to the investor owners and general partners can get complex. 

So you want to make them perceive you as a "sophisticated" person --- even if you are not an investor with a proven track record. 

Then there's the state dept of rev reporting and IRS tax filings  for no tax benefit at all unless you are establishing a sweet & sophisticated retirement plan or something. 

See it as a means to growth and becoming a more sophisticated and efficient landlord.

One of the groups I know locally paid $28 a ft for a 1990s facility, and are going to be getting $10 in rent for the year..Some of the more sophisticated Storage groups we work with, they build 5 story all climate controlled units in nice urban areas with a huge influx of small apartments all around them. 

These malls have anchors such as Macy's but the anchors do not pay much money per sq ft at all.More sophisticated mall owners that are more experienced are converting the spaces to restaurants and more entertainment concepts that draw consumers into the center.

THe 35 rule refers ONLY to the federal law and the amount of sophisticated investors allowed in a Rule 506(b) this does not preclude you from a.) proper disclosure b.) filing a form D.