I think that’s the intent, and congress assumes subsequent legislation will clean up the unintended consequences as they become known.

But if it was 20 years ago, or it was long ago but referenced in some subsequent deed, it would likely have been discovered.

I want to quit my full-time job and do REI and subsequently earn REP status.

Now subsequent to that they are wanting to gift some of that investment property to an heir pre-death without triggering gain.There are ways to do that including annual gifting and one time gifting or the setting up of a new trust entity but they'll want to work with their accountant to determine the best course of action.

In our case, it would be possible to rent the upper and lower portion of the house as separate units (main house and basement apartment), and lenders were willing to attribute market rent for both parts of the house (even if it was 25% less) when calculating DTI on subsequent properties.Try talking to lenders based on the market rate for a 4-bedroom house (or a house with separate basement apartment if so setup) and see if they will assign a market rent.

Question: What is required if anything for an individual that cuts one or more checks to purchase property at auction and ends up subsequently returning the money to their trust account should they not purchase property at said auction?

You absolutely can “treat” a fourplex as a commercial multifamily, repositioning and stabilizing, lowering expenses, increasing rents, etc, subsequently increasing NOI and value.

Maybe a seller will let his/her guard down more easily with a woman and subsequently might be easier to be open and honest and create a win-win situation than a man might have with that same seller. 

The contribution to the business can be either a loan to the business or a Capital Contribution.The subsequent withdrawal can then either be a loan repayment or a Capital Withdrawal (Dividend).There's not a lot of information to go on here, so this advice is VERY general. 

Apartment REITs outpaced other commercial real estate sector and the S&P 500 in the subsequent years following the 2008 recession.2020 was, as we’ve all heard, an unprecedented time.