Also, when investing with a non-spousal partner, you need a legal entity to cleanly split the profits/losses, delineate roles and responsibilites, and have clear direction for the "what-ifs."

What are your thoughts of real estate as an investmentWhat do you view your role as in our partnership?  

Or I can use a smaller profit to role back in to the next one.

Obviously things like population growth, proximity to major employment, & school districts play a big role.

My real estate attorney advised me that in my role as a Realtor®, I only have the power to talk to the other agent (or to both parties directly when they are both my customers) to help see if anything can be resolved in that capacity of negotiations or that otherwise the only other thing I can essentially do is advise my customer(s) to seek the counsel of the title company which we may be working with or to seek such counsel with an attorney.

This is also the perfect situation to talk to your CPA, because doing so will likely save you much more than it costs.For example, depending on your personal situation, this exercise may be a complete waste of time because you are unable to take the additional deductions.  

Not all are equally important, but all roles can break a deal, so you would have to build a team.I have consulted to decades in multiple industries and I found that the good people who reliably work, have good communication skills, are trustworthy and dependable have a network, are known for these traits in the community - and in most cases very busy.Yes, that's who you want but how likely is it that these folks are switching from whatever they currently do to an out of state investor.

Preference is given to candidates with previous entrepreneurial bent and experience in sourcing and executing transactions BUT all candidates are encouraged to apply.Hard-working and thrives in a fast paced environment with potentially longer hoursExcellent interpersonal and communication skills, including writing/composition, oral, and listeningEnergetic self-starter with a passion for originating deals and building lasting industry relationshipsDemonstrated top performer in real-estate brokerage, debt or equity capital markets, sales or similar field with proven achievement but looking to transition to the acquisitions side.Incredibly detail-oriented with strong organizational skills and ability to manage multiple projects effectivelyStrong organizational and administrative skills with keen attention to detailComfortable with an ‘always plugged-in’ mindsetAbility to think strategically and to present information in a clear and concise mannerInvestment-oriented mindset focused on analyzing risks and systemic approach to underwriting acquisitionsPreferred ExperienceMinimum of 3 years in real-estate brokerage, or prior acquisitions role is preferred (previous experience in manufactured housing preferred)Strong working knowledge of Microsoft office suite of products and excelCompensation:Base salary with equity ownership upsideDepending on requisite experience, equity incentive package will be availablePlease direct message for more information.

That way, there's no connection, no formal/visible credits, but if the buyer actually exercises the option, they get credit for the O.C. because of the reduced price.

You could also do a similar exercise with higher mortgages (3 properties for example).