Hi Steve, where did you get your property tax estimate from?

Consult your local CPA to calculate accurately and minimize your tax liability.

In his words, this is away around the due on sale clause that you can run into in a sub - to transaction.My question - if the seller puts the property in a trust, will this avoid the potential of a due on sale clause?

Again even if you have great credit as you start to add more credit cards, mortgages, auto loans to your credit you can also be viewed as "High risk" due to Excessive trade lines in credit or higher DTI - debt to income ratios. 

Two people suggested to me to sell the Bay Area SFH which has a lot of equity to buy an apartment building OOS or multiple SFHs/2 to 4 units in an inexpensive location (Midwest, parts of the South) to cash flow more.I'm glad I didn't take that advice because that California SFH would be gone, which has a relatively low property tax base (max of 2% tax increase a year due to California's Proposition 13).

Because it takes "an expert" to explain novation, avoidance of due on sale clauses, ignorance of state foreclosure rescue statues trusts, why you don't need title reports, attorneys or reserves, and don't forget to throw in the Garn–St.

Hi @Jinxiang XuFoundation repair is common but no pipeline replacement, it depends on the age of the property, but in your situation it could be due to the foundation work done.Service prices are in all ranges.

I'd be happy to make connections over similar goals, and to learn about tax info for DC, great spots to buy, and trends for rentals.

Agreed - plus two additional thoughts:1) I always recommend having your CPA also review the drafted operating agreement for the tax issues. 

Any advice on what setup is easiest and most tax advantaged?