(No cords)You have to pay attention to the way they stack, however, because you don't want them blowing in the wind when the window is open.

Tax planning involves some thinking prior to acting - in this case, the sale is the event that triggered gains that then trigger taxes; so before the sale, you should have consulted CPA / tax planner to determine options to minimize tax impact.Of course, since you say you were flipping, a 1031 exchange never was an option.

Take notes and pay attention to every step they take.

Manuel Acuna - please re-read the sticky posts in the landlord forum until you gain an UNDERSTANDING of the meaning behind the "50% rule"; post questions in those threads if you don't get it.

If not, I would suggest looking into the tax benefits of buying a home, including tax free gain.

I have been reading through different apartment reports to see what drivers they are paying particular attention to in regards to specific markets.

I know forming an LLC is the way to go and what we would end up doing but I want to gain a better understanding of the logistics of a deal like this and if anybody has structured any similar deals.Keep in mind I would also like to make (and keep) my investor happy as this is my first flip!

I don't really have any interest in investing in single family homes and I know exactly what I want to gain from this experience.

heather, so sorry this happened to you. this was very unselfish of you to post your unfortunate loss. it wakes up investors eyes & maybe even scare some away.having reserves is very important. a lot of peeps will just blow the $ every month to cover their personal spending. throughout this post you have definitely listed the realities of landlording. maybe you could start a LL reality show & gain back your loss that way?

Fellow Biggerpocketers (Yes it's a word..Lol)I've been reading here on Bigger Pockets for the past 2 years and have gained some valuable knowledge along with getting some much needed advice on a couple of investments that I'm sure I had no business even looking at.