A number of the top REITS have found a technique that lets the investor initially 1031 into a DST on a temporary basis and after 2 years the REIT absorbs the DST and the investor receives the equivalent of shares in the REIT which makes the investment liquid.

Our main carrier policy converts to vacant dwelling policy at completion for duration of term and can be renewed on case by case basis if unfinished or unsold.  

If you do place the property in her name, then inherit it later, it does allow for you to receive a step up in basis at that point, allowing you to sell the house shortly after her death without paying capital gains tax.5. 

Here's the key components to calculate your tax liabilityAdjusted cost basis - Is the purchase price, plus capital improvements, minus depreciation.

Once the property is in service your rehab costs will be added to your cost basis. 

I heard that PropStream updates this data on a weekly to monthly basis, whereas PropertyRadar updates the data daily, providing fresher leads.

That seems to be unrealistic cost basis.

I'm considering partnering with a non-profit that would manage the sober-living program; with me just providing the house passively for rent on a per bed basis. 

You’re taxed on the sales price less adjusted cost basis (basis less depreciation), not taxed on the proceeds from the sale.

I really like LLCs compared to corporations because of the free stepped up basis for passing property to my children.