@Hector MejiaNevada is a great state to invest in because it's landlord friendly, no state income tax, lots of job growth, and positive population growth. 

If I am transferring 2 properties from a co-owned LLC to a personally owned S-corp, do I have to pay any taxes on that transfer?

Tax benefits?

I’m an engineer that makes a little bit over 100k before taxes and my credit score is 688.

Should be fairly straightforward You know the cost you'll pay for the property The rate and term (ex 7% for a 30yr fixed)Property taxes - this can be looked up via https://atlas.phila.gov/(If you are house hacking you van take advantage of the $80k homestead reduction)Insurance - this may be a bit tricky unless you reached out to a broker already Is there an HOA? 

My 250K tax benefit will run out before his lease does on the 2 of 5 rule, so it might be a good time for me to sell - and help him with a lower rate than banks can give while giving me income until he refinances.

I also look at capital appreciation, tax savings, cash flow and cash flow appreciation.Where you invest, investment support structure for each property, and additional factors important to your individual decisions all make a difference as well. 

New construction offers a unique blend of potential high returns and control over the investment, making it an attractive option for those looking to diversify their portfolios.The Advantages of New Construction InvestmentCustomization and Control: New construction projects offer investors the chance to tailor properties to meet current market demands, ensuring higher occupancy rates and returns.Energy Efficiency and Sustainability: Modern constructions come with the latest in energy-saving technologies and sustainable materials, appealing to a growing eco-conscious tenant base.Lower Maintenance Costs: With everything brand new, the initial years following a new construction project see significantly lower maintenance costs compared to older properties.Tax Incentives: Many regions offer tax benefits for new construction projects, especially those that meet certain environmental or economic development criteria.How to Approach New Construction InvestmentEmulating Buffett's investment strategy involves careful market research, understanding local real estate dynamics, and potentially partnering with experienced developers.

The reason I say to invest in opportunity zones is because large investors are coming to these areas and taking advantage of the tax savings.

Do you want to build monthly cash flow, stack big checks (flips), smaller checks (wholesale), or tax advantages?