But, alas, there are BPers who have profiles like this: Financial Analyst Financial Adviser Financial Consultant Financial Planner Investment Consultant Wealth Manager (Anyone can use these terms without registering with SEC or meeting any educational and experience requirements.

It may not make sense to start with an LLC but search here on the forums, gain additional information then sit down and interview a few different tax planners in the valley. 

Medicare never phases out and increases 0.9% after a certain level.Netting it out if you make $125k W-2, and $100k PROFIT after all expenses on a flip-  You’ll pay 15.3% on the first $35.2k of the flip, the 2.9% on the next $39.8k then 3.8% on the last $25k Total SE tax = $5385 + $1154 + $950 = $7489Plus income taxes in your bracket (ladder) are 22 or 24%  say $22,000 in total from your $100k profit your taxes are $29489 and you retain $70511You’ll see the benefit if you pull your annual social security statement when it caps out and the boost years of hitting the cap can have on your social security.You also can chop down the bracket you’re in by maximizing your 401k contributions on w-2 income -talk to a tax planner to ensure you maximize those opportunities.The self-employment tax rate for 2023As noted, the self-employment tax rate is 15.3% of net earnings in 2023.

I would also ask for references as the best estate planner may not be the best deal closer.If they are also an investor it is helpful since they will have a similar mindset approaching the deal and closing. 

Maybe contact some large event planners in the area and see, if they see potential for it?

It will be up to our elected officials, city planners, and investor businessmen to make the pieces fit together properly.  

(Property is on septic so the city planner said we may have to contact the health department for approval to keep it on septic because it can only support so many people)Add an ADU to the back yard (there is already a concrete foundation for it) and rent it out for monthly income.

I am more of a planner and that stresses me out. 

I would be talking with the city planners either way as this development could have a negative impact on her value but you might also find out that next door CAN'T go forward without the additional parking. 

You may have a huge problem and you may have no problem at all.Either way,face the situation like a man and go down to the city planners office and see if the work was done properly and the permits were pulled.If the work wasn't done right,it's your responsibility to get it fixed and not the unsuspecting buyer who doesn't deserve to inherit the problems from you.No it won't be cheap to fix but,these are the problems investors face in this business and we take responsibility for getting the job done right.Good luck to you and hope it works out well.