Thanks @Crystal Smith , this is very helpful.

Quote from @Crystal Smith: The protection from an LLC is kind of like protecting yourself from getting struck by lightning twice; nice to have when you need it, but the chances of you needing it are completely negligible.I set up my LLCs through an online registered agent.

@Crystal Ribail -In order to fully defer your capital gain and avoid paying the depreciation recapture, you'll need to purchase real property, held for investment, with a value greater or equal to your net sales price, using all of your net proceeds.

My wife and I have a vacation rental very close to Crystal Mountain and has been renting out like crazy.

No one has a true crystal ball about where interest rates are headed.

@Crystal KennedyI just pay the fees --- cost of doing business. 

This is also one of the reasons a reliable general renovation contractor with his own experienced crew is worth so much to a flipper (J Scott makes this crystal clear in his books).So far, though, Ken & Co., I'm impressed.

I do exactly what @Tim Herman does....I make my qualification crystal clear before.... then do an open house ( I just do a 2 hour block, show up when you want during that time) .

Crystal Caulk at Luxe-pm.com is spearheading it and I think a good amount of folks have signed up to attend.  

The only condition which I thought I'd made crystal clear both in up-front discussions with them ahead of time and in the language of the lease that I needed 60 days/2-rental periods notice to end the month-to-month lease.