@David M.Thanks for your helpful reply.I do have an LLC and I will start exclusively with wholesaling and will gradually branch out into flipping and eventually syndicating.

Eventually, you'll need to refinance or sell, but you can take a capital gains exclusion if you live in the property for 2 of the past 5 years.

I only give them a short time (about 5 days) to meet for the lease signing before they lose their exclusive rights to the unit, so this prevents someone from dragging their feet after they've signed the contract to hold.Once the lease is signed, I take down the ads and send out emails to people in mid-marketing flow letting them know that the apartment has been rented but I will reach out if something falls through.

For us, we use VRBO exclusively because that is where we have been successful. 

It's a function of affordability and available market in a range.The other bigger consideration is that if you buy a second property as an investment you do nothing to dilute or jeopardize your primary residence exclusion. 

There is NO exclusion to this FUNDAMENTAL law, LAW not rule, of the U.S. economic system. 

If your product purchase also carries a limitedcommercial warranty, it is the limited commercial warranty that applies to rental units, leased properties and apartments per the condition, exclusions and terms specified herein.

(They will probably charge you money to do this if you don't have a solid track record with them).But if you tell them that you are an investor and you will work exclusively with them, and you need a contract THEY are familiar with.. it iwll make THEIR life a lot easier so they SHOULD be happy to give you one for free, IF they are savvy investor friendly attorneys.

Alternatives to it for tax mitigation could be the 721 exchange, qualified opportunity funds (opportunity zones), 121 exclusion (in conjunction with 1031) or perhaps what you are suggesting with some form of trust, without having or knowing the details. 

Thank you  you lose the tax free exclusion.. and are subject to depreciation recapture  .. .not sure why you would do that.