Then the turnkey operator sells the property at the market value to the investor who pays market price of around $200,000.

If you don't care about income and are more of a capital gain kind of guy, prices are already high (as you noticed) and there's plenty of land available to buy so I'm not sure how much is left in the tank.

Better yet, encourage her to make a clean break....perfect time for a fresh start.Also townhomes are rarely a good investment vehicle. 

Post '08' people had the luxury to analyze for "cheap" vs the pre-'08' pricing and feel a sense of security in there current price acquisitions. 

And in those events prices can rise dramatically!

The 7% rate pretty much equates to 50% of monthly rent for P+I for a 1% rent to price ratio deal.

Additionally, the majority of the price is refunded if you invest with RTR.

I would not buy a new vehicle just to get a write off - Only if you planned to get a new car anyway(I.E. if your old car is worn out).A lot of people are focused on deducitons but not focused on the income coming in / out.Best of luck!

She will get you set up with a consultation.They specialize in High-Level Tax Strategy, using real estate as the primary vehicle. 

Quote from @Nicole Heasley Beitenman: When I was starting, I found a resource in FF that suggested pricing $300-500 above LTR rates.