Through conversations with local attorneys as well as professionals / investors on Bigger Pockets we've decided on having the TIC owned by 2 separate single member disregarded entity LLC's with a joint venture agreement dictating the arrangement between the 2 LLC's.

I am in the final planning stages of my first direct mail campaign.

It depends on the how the floor plan is arranged. 

If the real potential buyer (your fairy tail partner) never consented to a partnership, formally by agreement or verbally to consent to your arrangement, eventually he can get out of your web of deceit, but in doing so he will spot light you as acting without his consent or knowledge and by saying no partnership ever existed. 

I personally like lighter hardwoods.This is a typical compromise:http://123flip.com/wp-content/uploads/Escher_House/Staging/living.jpgFor carpet, we tend to go lighter, though not too light, or you run the risk of showing a lot of dirt after a bunch of showings.Though, this isn't a problem for people like you, Aaron, who get contracts after the first showing...

The listing agent may have you work through another agent in their office in a back-scratching arrangement between them, that is fine and still puts you in a better position than coming in cold with your own agent.Talk to the listing agent during the owner/occupant period, and submit your offer just before the property enters the investor period, going in with a 'strong' offer as you're already planning.Understand and monitor DOM and interval of time from the last price drop.

We have some temporary living arrangements set up for them short term that will take their pets as well.

Bryan Hancock,I agree with you; however, I must say that arranging your affairs in a position that benefits yourself might be an area that will allow you to save on your tax bill.I firmly agree to not spend just to not have it taxed.

Also many hours are spent shopping for food at BJ's or Sams club.Even your "part time" effort will most likely take center stage in your life as you spend more and more of your time away from the things you want to do in retirement.

I'd think that most people don't have any idea of the level of training, determination and sacrafice required to get past the hump of being a good school athlete and get to a national level and then go beyond to the world stage.