Also increasing the value, building equity- I am looking into the mass save program and now need account numbers so they can go in each individual unit to complete the energy audit. 

This would never pass through any kind of audit and an IRS agent may consider this fraud as it essentially attempts to take personal expenses (such as for personal use of utilities, depreciation, repairs, etc) and make them rental deductions.Don't do this.

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.