My second tenant would still be there if her son wasn’t being severely bullied at school and it was so bad needed to move simply for a new school and new start.

What I meant is a 1031 exchange property under C-Corp, the shareholder (parent owns 100%) wants to transfer (gifts) the 100% of ownership (shares) of C-Corp to son and daughter.

Just did a walk thru with my son and the plumber.

@Hank Lee I have to echo @Bill S.  on

Unless you're a super hunter like my son (15 years ago).

I don't know if it's different in NY, but there shouldn't be any reason you can't use a gift as a down payment and they can run some #'s on what the rates would look like with just you or with you and her included.

Many years ago, I once hired Belarusian contractors, father and son, who turned up on the job wearing matching ankle bracelets and tracking devices care of Allegheny County Jail.

arv is 300,000price is 180,000repairs including all costs  50,000 (this you will learn with experience)profit     70,000this is a typical deal for me and here are some of the advantages i have.i pay cash (saves 10,000 in carrying costs along with competitive advantage)me and my son do all the work ourselves (saves 25,000 in labor)i have my real estate license (saves 5,000 in comm.)i have a filipina wife who can outwork 3 people  without those advantages my profit would be cut in half. 

My son who will be 15 in a few weeks will be off for the summer soon. 

Dad had business sense and was a general handyman, one son became a licensed professional plumber, the other son became a licensed professional electrician.