These are the key factors you need to be sucessful in the model you propose.In addition, simultaneous closings (where you use your end buyer's funds to close your purchase transaction - using buyer C to close the A-B transaction) are very difficult at best these days due to the many law changes and the title companies not insuring the transactions or willing to perform such transaction.

James, I do have an identical unit comp (215K).

Then once you get something agreed upon, you can always transfer title to a new LLC or just make the purchase with the new LLC instead of the "buying LLC".

This IRS opinion is subject to change, especially if they can determine a business intent or future business intent.Excellent point...in this type of strategy the ONLY function of the LLC should be to hold title to the primary residence.

Most HM lenders even want this.Most banks want to see at least 6 mths of title seasoning, many 12 mths.

This is posted at https://www.gooddealzone.com/financing/100_ltv_loan/100-ltv-loans/Repayment: $500 per month for every $100,000 borrowed (equivalent to 30YR Loan at 4.375%)Origination: 15% origination cost (can be paid out of loan proceeds)PAYOFF FEATURE:If all payments are made on time, no balloon payment is required; loan will be forgiven at month 60, and you will get a free and clear title in five years.So, literally, for every $100,000 borrowed, your repayment equals $30,000Raymond

If you really think there might be something here, pay a title company to do a title search and give you a title insurance commitment.

A title company or attorney shoudl be able to clarify the exact liens against the property and their order.

Lynn,The title of your post says "their" as in agents in the plural sense.Never in my post did I say anything about you.I posted real world experience on how things operate.There is a real world difference of how things "should" operate and how actually things "do" operate.Buyers can say how unfair buying REO's is and they get beat out etc. and cry foul OR accept that the world is unfair and figure out how to get their share of the deals.If you buy multiple properties it helps versus a one off.An REO broker is not going to want to tick off an investor that buys 20 properties a year from them just to give you a deal where you buy one time.

I recently asked them if it was ok if I change title from my personal name to an LLC in the State of California.