A single member LLC is a disregarded entity for tax purposes and is a pass-through entity.

If you don't have 20% to put down then please disregard.

But, being the crackerjack sales guy you are, you follow gurus on here executing contracts as if you are buying the place with only two thoughts in your mind, how much you might make and how to save you lying azz with a bunch of mickey mouse exit clauses and there is a total disregard for the owner and the position you put them in.So, you contract then you go beat the bushes trying to sell the place, besides your approaches of advertising the property as if you owned it and putting your sign in the yard which is flat out illegal, you just ignore the inconvenient truth and keep marketing the property, bring in your "partners" to approve your scammy little deal.Okay, now, you failed to locate a buyer, your contract time ran out, you bail out and walk away.Where is that homeowner now?

@Will F. disregard previous post hit the wrong buttonanyways with regards to MLS properties I would suggest going direct to the listing agent and doing your own due diligence, you will find listing agents to be far more responsive when they are looking at double ending a deal.

Or, you could see if he/she would also allow you to use an option. it is usually cleaner to sell and buy in the same name, but you can acquire title initially in the LLC name IF AND ONLY IF the LLC is a single member LLC and therefore considered a disregarded entity and the sole member is the same person that sold the relinquished property. 

It’s a pass through entity and wooo be disregarded for tax purposes.

The numbers could be very appealing no matter what "rules" you apply.There has to be a reason it's a screaming deal, and I've not yet seen it; however, analyzing this deal brings me to an interesting question were I to pursue it.Say I buy the property for cash, disregard any actual numbers; let's assume I have "normal" tenancy (10% vacancy) in the time leading up to the bank transaction.

Don't be afraid to dumb down your answers, and if you see an obvious solution here that I missed, its not because I considered and disregarded it.

(usually to be third party)In a SMLLC disregarded for tax purposes, there's no expense and income because effectively you'd just be shifting money 'from one pocket to the other'. 

You need to completely disregard what the seller wants and base your offer on the numbers.