Quote from @Gregory Wilson: This depends on what level of control you can exercise over the W-2 employer.

I've regularly attended the auction in Brooklyn, but never bidded on anything.

Outside of real estate, I enjoy my kids, travel, exercise, wellness and I am also a former Financial Planner turned Mortgage Lender. 

@Jorge Liang I have regular exterior pest control at several of my properties.

It just runs and runs with regular cleaning with cleaning descaler tablets 2x a year.

Funny enough, the house I made an offer on before the one I closed on I did go through multiple inspections: electrical, plumbing, and regular inspection and I ended up walking away from that one.

I started investing in 2019, got my license in 2021 and was initially with a residential broker that was primarily focused on retail transactions (aka sales, purchases, leases, for regular end user folks). 

I would look for a custodian who does not charge a fee based on your assets.I normally see the costs being A one time set-up fee along with an annual reoccuring fee.The thing you want when opening up an SDIRA is that the return that you will make with alternative investments will be greater than the fee that is charged to you for the SDIRA plus the return you would have likely gotten with a regular IRA.

This seems like a lot of work to save 15% of $35k in taxes (Less than $5k.) especially if you have transfer taxes or title insurance, or you convert your long term 15% rate in to your son’s regular income tax bracket.I hate paying taxes as much as the next guy but this lemon isn’t worth squeezing.

Other things to note: there is an option fee the tenant has to pay (and you may keep if they choose not to exercise the option to buy).