My plan is to use HML to facilitate the out of state purchases while sitting on the profits of the sale of the CA property.

I would like to facilitate the process for her in some way either through an agent or by reaching out directly to investors in her area.

My personal goal is to facilitate the raising of a billion in private capital for and from individual investors by 2020. 

Long-Term Planning: Break down the 10-year goals into smaller milestones or benchmarks to facilitate progress tracking and provide a sense of achievement along the way.c.

Even if the partner is less involved in the daily real estate minutiae, whatever they are doing is facilitating the real estate investing.

Yet they frequently phrase it as "I sell more houses than anyone else in the area" or "I sold an average of $1M in properties per week" , or "I can sell your house" etc ... yet they did not sell anything, they facilitated the sale(s).

Ray, paying only on the basis of performance, the closing of a deal, you'll be paying an unlicensed person to facilitate a transaction by locating the property for you.

Michael, you sound like me talking, don't get on the wagon until you have the horses hitched up.Now, if there is some unusual situation where a property is to be acquired and sold within 90 days, knowing there is no problem with a sale you might use a Sub-2 arrangement to facilitate the deal.The seller needs to understand these deals, giving the seller some disclosure saying they are going to be responsible for the loan and they will die, isn't really having them understand all the risks involved.As Michael said, don't get involved unless you can take out the underlying debt

These institutions are regulated in the same fashion as a mainstream brokerage or bank that holds IRA accounts, but have a different business model that allows for transacting in non-traditional assets such as real estate.Advisors/Facilitators are providing the legal and advisory services that a custodian will not.  

., and, you argue that this qualifies for capital gains tax treatment.I would argue that your intent to sell (flip) never changed, and, that the lease purchase option was just a marketing vehicle to facilitate the sale which allowed your buyer time to get financing in place.