I've been looking at some properties and before I get started, I wanted to know does anyone have any reputable General Contractor/Contractor along with property manager in Columbus, GA because I haven't had much of luck in that department yet?

What type of properties are these and what do you mean by it not being "cost-effective" for you?

@Ajay Bodas Transferring a 1031 exchange property from a revocable trust to an LLC can be done, but timing is crucial to avoid IRS scrutiny.

@Devakumar Sai Chinthala There are income limitations for passive losses, you should check with your tax professional.What will the property taxes increase to after you buy the property?

My 46 years in the real property investment field has taught me that almost all wealth in real estate is accumulated through price appreciation of the subject property owned and amortization of the associated mortgage note(s).  

Purchase price: $115,000 Cash invested: $42,000 Sale price: $168,000 Unfortunately, we bought this property as a buy and hold property, and our research led us to believe that this neighborhood was up and coming not in a bad area of Jacksonville.

I'm also very curious about @David Maldonadoalfaro's question and how they enforce owner occupancy if the owner decides to move and keep the property as a rental. 

This property was in terrible condition, however will a little vision and hard work it paid off.

Bit of a long story, but my partner and I are trying to purchase a property from a family friend of mine and we're having trouble locating the last seller.

We have a mixed use apartment/commercial property for sale where the owner would entertain seller financing.