So buying the house and lot and then splitting the lot out and buying it from yourself in the 1031 won't work.If the entity that buys the house and lot is a different unrelated taxpayer to you then sure it would work. 

Right, but I feeel bad for those taxpayers who actually paid their taxes to be on this list.that would upset me.Originally posted by @Denise Evans:Not surprised.

I have a taxpayer that wants to redeem basically I have cut the grass a couple of times and sprayed the yard with Permethrin poison to kill the fleas and roaches and ants and other bugs and have cleaned up the property extensively because there was trash everywhere and it was kind of overgrown how do I charge for this if I'm charging for the value and not the cost

If it is an investment property, deposit the rents into the LLC & make the mortgage and property tax payments from the LLC.

While it doesn't allow for full tax deferral, it basically prompts you to pay taxes on the amount received each year.So essentially it prolongs your tax payments over the lifetime of installments you receive. 

But who is really the owner of the property being sold and purchased.The IRS uses the phrase "the taxpayer". 

Here in Virginia it takes the Commonwealth about 30 days to contact a taxpayer with a Virginia adjustment after the IRS adjusts someone's tax return.

It depends on if IRS considers you an investor or trader. they look at different factors, I pulled court cases where they looked at these:(1) the taxpayer's investment intent; (2) the nature of the income to be derived from the activity; and (3) the frequency, extent, and regularity of the taxpayer's securities transactions (Kay; Mayer; and Moller)  A taxpayer is a securities trader only when both of the following are true: (1) the taxpayer's trading activity is substantial; and (2) the taxpayer seeks to profit from short-term swings in the daily market movement, rather than to profit from the long-term holding of investments. 

"In the case of any investment held by the tax payer for at least 10 years and with respect to which the taxpayer makes an election under this clause, the basis of such property shall be equal to the market value of such investment on the date that investment is sold or exchanged. " If anybody has questions specific to opportunity funds DM me.

PS:  Taxpayers won Summa on appeal in two circuits.A better case - and an important one - to see where the Tax Court is headed on SDIRA "stuffing" is Mazzei.