But I would never put it in a C/S Corp for tax purposesYou could consider an S-Corp with partnership tax treatment.  

Judges across the nation recognize that is an unfair treatment of the buyer/borrower.  

Below slab treatment is critical, and so often done wrong.  

I have a flip w/ a lot of unearned gain in it, and am happy to be leasing it for (at least) a year to get cap gains tax treatment.

Unless you have elected corporation tax treatment for your LLC, the LLC is a pass-through entity.  

Capital gains are for an asset that you intend to buy and hold, not fix and flip or even build from the ground up.The IRS says this:The following transactions result in gain or loss subject to section 1231 treatment.

I am a chemical engineer in the water treatment community and am currently serving in the Army as an officer.  

Furthermore, investors get excellent tax treatment that aren't possible in mutual funds, etc.  

This could fall under a 'no smoking' clause if you have one in the lease, but if they have a card, it may not be enforceable as it is a 'medical treatment'.

I actually want the resident to buy the house after a year, so I can get a large back end, no RE commission, and preferential tax treatment.