Simply, there's not a ton of deals here that I'd be able to get a loan for (mostly based on my income rather than down payment) and the ones that I can afford/qualify for are generally in neighborhoods I wouldn't feel comfortable living in. 

The person doing it for me will not be making any money off this transaction and will simply be doing this as a personal favor to me, and I just wanted to clarify the tax ramifications, if any, for both of us. 

So again, sell as yourself, sell as himself, buy as a disregarded LLC - this technically does not change the taxpayer and would be permissable for 1031 purposes.I always counsel you to make the deeds match as closely as possible simply because it avoids questions and fluke situations with inexperienced field agents in an audit. 

So there's simply no comparison. 

If you wanted to attempt to "sub-syndicate" with one of our funds, I would follow the suggestion of some of the other posters here and form an LLC made of accredited investors.

For example, in Warren Buffet's most recent shareholder call, he explained that decades ago when he started investing($115), if he would've invested simply into an S&P500 index, it'd be worth $600,000 today.

Im not worried about the retirement fund related risks.Or, I can simply pay the 6k loan, and pay 5% down and the bigger PMI. 

However, zoning dept said just simply sign 1 lease w all of them so all their names are on one single lease as roommates and that solves it all. 

It saves me money on double closings, saves me stress and headaches on drama, it builds our reputation as honest and simply the best.

@Kyle Wilson this is simply a long term flip.