My tax audit work has me travelling quite a bit outside of tax season which is wonderful.

My business was audited by the state for this exact issue and we had to show proof we had paid taxes, even if the vendor didn't charge it.

If it is not - it can be a potential audit flag.

Currently I perform energy audits and make recommendations to homeowners and landlords for energy efficient improvements.My hope is to learn as much as I can in real estate and in a 5-10 yr time turn it in to a full time business that can provide me a career on my own terms and do one of the things I love which is to look at properties.

I found one firm doing audits then buying the discounted note and arranging for the homeowner to lease option it back.

I've  been Investing in RE for over 35yrs and have legally not payed a dime in taxes and have been audited 7Xs by the IRS...and am undefeated...willing to Share my knowledge....

I've been audited by the IRS several times.

Audit trails are set to discover such activities.The other issue is folks getting "gift funds" mixed up with a "gift", nothing wrong with a gift given to you and explained as opposed a gift to buy a property, strings are attached, the gift is for this use.

More detailed overview coming soon, but some quick details...When: rules become effective in 60 days.What: There are 2 "tiers"Tier 1 - requires SEC and state blue sky reviews & fees, raise up to $20M per year, open to unaccredited investors, no audit requiredTier 2 - requires SEC review but no state blue-sky review ("preemption"), raise up to $50M per year, also open to unaccredited investors (limited to the greater of 10% of income or net worth), annual audit required, must use a registered transfer agent (FundAmerica will be helping to simplify this for issuers)Both - are open to unaccredited investors, can be used by startups as well as existing businesses, and are exempt from 12(g) registration thresholdsHow: Preprare offering doc's, get your audit done, use "form 8a short-form", submit draft offering to SEC, filing electronically via EDGARCompare to 506(c) - takes way more time to launch an offering, and far more costly in terms of legal fees, accounting costs, and annual reporting obligations.

Have you looked into a Loan Audit?