This seems like a lot of work to save 15% of $35k in taxes (Less than $5k.) especially if you have transfer taxes or title insurance, or you convert your long term 15% rate in to your son’s regular income tax bracket.I hate paying taxes as much as the next guy but this lemon isn’t worth squeezing.

@Jorge Liang I have regular exterior pest control at several of my properties.

A Mastermind Group by my definition is a small, regular meeting of peers and is free!

Regular home purchase or sale?

I started investing in 2019, got my license in 2021 and was initially with a residential broker that was primarily focused on retail transactions (aka sales, purchases, leases, for regular end user folks). 

I would look for a custodian who does not charge a fee based on your assets.I normally see the costs being A one time set-up fee along with an annual reoccuring fee.The thing you want when opening up an SDIRA is that the return that you will make with alternative investments will be greater than the fee that is charged to you for the SDIRA plus the return you would have likely gotten with a regular IRA.

I am surprised these lending institutions don't regularly run algorithms showing which loans have been assumed Seems like an relatively easy thing to do to regulate and in a way minimize risk - maybe have more defaults but still maximize their loans by forcing compliance 

What I've heard through them is as follows: The student body has changed drastically over the last 10-15 years.

It was the only operation like it in the country as could be found through regulatory bodies and it was deemed compliant.

This allows flippers, live-in flippers and regular joes to have another route for their financial or home owner goals.