Please DM me if you don't want to post this publicly.  

Those non-cash expenses definitely helped us out during tax season.2.

How I have seen an hourly rate structure for a buyers agent work is like this: a non-refundable retainer is first paid to the broker. 

Current individual stock portfolio (non-retirement accounts) with holdings that might be volatile in the next few years (big tech & big oil). $51k is about 17% of the portfolio and gains on the stock holdings are already 100-200% (long-term).

I also looked at non canal homes which were a bit cheaper and they can do similar to canal homes but cost less so end up with better profitability.

Your question has been debated between BP tax experts both privately and publicly, for example here: https://www.biggerpockets.com/forums/51/topics/819991-expens...And we ended up where we started: no consensus and no clarity.There have also been court decisions that support my interpretation, even though I personally find these court decisions debatable.

Common sources of such properties include:Foreclosures: Homes that have been repossessed by banks due to non-payment.Distressed Properties: Homes that are in poor condition and need a lot of work.Auctions: Properties sold at auction for below market value.Off-market Deals: Properties that aren't listed on the MLS but are available for sale through direct outreach or networking.The key is to buy a property at a price low enough to ensure that even after renovations, the home will appraise for a higher value.2.

Contrary to most business lending, the REI industry has a lot of "non-bank" lenders that provide attractive loans that can lower your cost of capital and improve your profit/cash flow. 

In non-community property states a husband/wife LLC is supposed to be treated as a partnership  And transferring from a revocable trust (reported on your 1031) to a partnership LLC (that files it's own tax return) is changing the tax payer. 

Not all data is public?