And even if the due on sale wasn't enforced you would be dependent on them making payments to the bank.

Pick 10 people that are in foreclosure, and ask them if they want to sell their house or keep it.Correct. 10 out of 10 will say: "keep it".Now pick 10 tax liens people from your amazing tax liens list.Same equation, Do you want to sell or keep?

@Eric Lowe Prior to pulling the trigger on a Cost Seg study, you should evaluate 2 things:1 - How much net additional deprecation tax deductions a Cost Seg study would provide: Best way to get this is by requesting a free feasibility analysis from a Cost Seg provider.

I moved from the SF Bay Area to live and invest in Reno, NV because of it being much more landlord friendly, low property taxes, close to Northern CA and Lake Tahoe, strong appreciation, and I understood the market after speaking to a bunch of people and feeling confident about the future here.  

To make it easy, you can't buy in an LLC unless that LLC has two years of tax returns or if you are buying in cash.

However, if you're running your numbers then you'll want to make sure that you're including all the interested paid for the money borrowed from your HELOC as well as the carrying costs including utilities, insurance and property taxes.

I am just unsure if we can avoid capital gains taxes if we do the seller financing route. 

If its more of a long term strategy or tax strategy it can work.

I think they just get NV corps for tax purposes maybe but they are not legal... and many are out right scammers..  

Focus on growing your business profile to transition away from this.Documentation: Lenders often request detailed financials and tax returns.