Mother Nature says to us what fool is this that brings me his need and plants no seed?

I didn't see a BP link to a commercial lender to the left there (if there is, naturally support the forum - commercial brokers all draw from pretty much the same well), but I had a commercial guy send me info on this about 5 months ago and will look for it.

Thanks for that great response.The problem with the exemption is that the code reads "a natural person who sells residential real estate and who lends or services, in one calendar year, no more than five purchase money notes".

Obviously, this will go up once I rent out fourth bedroom.2011 is a loss naturally due to start-up fees and cosmetic repairs. 2012 target goal is 14K in gross with 65% in operating income (this includes 20 percent vacancy).

Due to the nature of the neighborhood, I don't want to be jacking around with internet savvy people.

Rich, I think you're asking a macro question, when rents are more micro in nature.

I've always heard that it is best not to move in and out of the market because human nature causes people to sell low and buy high.We are propbably 70% RE, 20 mixed funds and 10% cash/bonds.

Should I disclose the nature of this transaction since we are essential both buyer and seller?

Note that for our equity pool we offer an out early for a penalty because of the nature of the cycle of money.

If your net worth is less than a few million $, then holding the property in your own name with a million $ liability insurance policy is probably adequate protection.