Hi guysI'm new to real estate investing and I was considering applying the 50% rule to my deal analysis prior to asking my real estate agents for actuals.I'm assuming this will help build credibility with them and allow for more concrete inquiries rather than constantly asking them for information on deals that may never get done.What are you guys thoughts?

Tax rules are different as well - so understand the market you'll be doing the flips in.

The website runs under $50/m

What is the average cap rate/% rule for the area?

PROs:Adds a level of professionalismAccess to MLSNetworking with other agentsAccess to resources of TREC, TAR, NAR, SABOR, & other groupsListing your owner propertiesAbility to earn commissions (or given them up in order to get a deal)Ongoing education that keeps you at the forefront of the market, legal issues, & trendsCONs:More liability (assume professional liability)Some people just don't like RE agentsRealtor - often considered the last bastion of hope for people who have failed to launch a  successful career in anything else.Dues, Fees, Insurance, Expenses in GeneralSubject to rules and laws that don't apply to non-realtorsHaving to work with TREC (they are just very slow and cumbersome to work with)For me, I find it worth it to be a professional in my field.  

Now of course being a developer I risk the building plans and other cost Usually 5 to 10k per home. but that's just the cost of doing business and we pretty much hit 99% success. but there are instances were we lose money because permits are not going to be issued.. but again just little hiccup and easily eaten.When I am doing my larger developments.. 20 to 50 lots..

I was looking to do a cash-out refi to take money out while locking in lower rates, but now that the properties are in the S-Corp, I am unable to transfer back into my name to refi without creating a taxable event.I am wondering if there are any strategies to moving these out in a tax advantaged way (I expect there will be some cost to doing so).Some strategies that have come up in other conversations are:1) Form LLC and issue a note to the S Corp with the properties as collateral... then if S Corp defaults on the note... the properties will be transferred with out triggering taxes (although cost basis would remain the same)2) Have appraiser apply discounted valuations on properties due to lack of marketability (I am only a 50% owner of the S-Corp).  

I live in Bay Area and nothing around here comes even close to suggested buying formulas. 2% 50% etc.

It can easily be $50 - $60 per sq ft, especially in Seattle.

However, an IRA can partner with disqualify partiey to invest in real estate provided certain rules are followed such as not using debt financing and the property may not be used by either party.