Fees are really low too. 

I recently watched a video on social media that mentioned the way he was buying properties and yielding the benefit of the sellers low interest rate is having the seller put the property in a trust and then purchasing the trust.

We want to plan in the most tax vantaged ways (which includes keeping future AGI as low as possible) and open to new-age and creative concepts.Respectfully ask to keep discussion to topic vs. selling one's self or services seeking new business.

And the GP got cash, and low reported gain.  

You might want to check out the Detroit Land Bank Authority, which sells rundown properties at super low prices—as long as you commit to renovating them.

Focus on smaller single-family homes, condos with low HOA fees, or multi-family properties in these regions, and build a reliable local team of agents, property managers, and other professionals to ensure a smooth investing experience.

Would a low enough sales price make all of my concerns go away?

House hacking a duplex is a solid way to get started in real estate while keeping your living costs low.

To be more specific about the unique investment options we make available like buying homes with 5% down, or possibly 0% down, buying homes with up to 10% cash back, 10% immediate equity on new construction, rates in the low 4s, etc.

In some areas with low water cost the expense of splitting may not be worth it.