If a new deal comes up does it have to go to your LLC or can one of you do the deal and exclude the other? 

Yes, but she wasn't always like that.My question is since she has been making all of the payments on time and sometimes early (along with a few extra payments) since we got the car in June 2017 would I be able to apply for a mortgage and have that debt excluded after the 12 months have passed?

Why exclude a large part of the market (buyers with agents) when they may very well give you an offer that exceeds anything from a buyer w/o an agent?

@Step SthephYou may also want to think about holding onto the property that you live in in your own name for now.You are eligible to exclude up to 250,000(500,000 if married filing jointly) as long as you lived and owned the property for 2 out of 5 years.If you transfer the title to an LLC - you may lose out on the appreciation as you continue to live in it.You have a couple options regarding the other lots.If you don't know contacts or how to develop land - you may want to consider the land outright.If you have experience to develop land - you may want to pursue developing the land and then selling it.option 2 will likely generate more money but also require more work.

Cap rate is the Net Operating Income (excluding the cost of money) divided by the Purchase price.In Lower cap rate market you will pay higher price to own a property. lets say 100k income at 10% cap = 1million priceSame income 100k at 6cap market = $1.666million priceWhy THEY have?

 ( elec , plumbing and hvac excluded )  This will save you a little and help speed things up . 

@Russell Brazil your example is lobbying for your own benefit, the 20% deduction :)  Our services qualify like all services to a certain income level, then they are specifically excluded from the deduction.I was just curious about all the volunteers who update the MLS without a personal reason to do so (better market data in their area, more comps listed, etc). 

Excluding tax liens, of course, but the bank would keep those paid up, so that shouldn't be an issue, correct? 

Gain on the nonqualified use are not excludable under that 500k exclusion.Simple exampleYou bought a rental home on January 1, 2012, for $200,000.

I'd start with absentee owners, property that was not purchased from 2005-2008, exclude corporations and trust owned.