LLC, personal, personal guarantee, jointly, etc. 

You must buy in the same “tax name” as you sell  if you’re married filing jointly I’m pretty sure you can’t do a 1031 on just “your half”Ps.

If income, or credit is an issue, Learn and get good at something related to real estate and then eventually you can add value to an investor and potentially do a joint venture.

Our son is turning 25 and is already in the workforce.. we have jointly prequalified ourselves for a real estate purchase up to 500k, I think we will try and pick up a beginner property... our daughter is 22 and is still finishing up college... the story will continue!!

Do you file jointly with someone who has income that needs to be sheltered with RE losses? 

It's more of a joint compound for plaster work though.

Sometimes the solution is to team up with an investor in what is called a Joint Venture.

I just watched "A Man in Full" and the image of the bankers laughing at the mogul because they now own his knee...that's going to stay with me a while.

Some call it partnering but the better solution is Joint Venturing.

Any voids, ridges, or gaps under the LVP will lead to excess movement and splitting at the tongue/groove or click-lock joints.