That could help with resale when that time comes, or for maintaining good tenants.

The idea is NOT to avoid estate tax, but to preserve the property until the minor grandchild reach age to rent/ maintain the properties or sell them.Any other ideas are greatly appreciate it. 

Then, the time came when the property management costs and costs to clean and maintain the properties when tenants moved started to cut deep into my cashflow.So, last year, I did the math and realized that I would make a lot more money by selling the homes and purchased an apartment units at super high prices in Los Angeles County and I will still make twice as much profit as the single family homes.Another personal rule I have is I never leverage money and take cash out of properties to buy more properties.

@Joshua Noth Currently, I am studying my area and deciding on my options, but I believe San Antonio is going to be my starting grounds.

Now that I am starting this kind of business I did some research and study to help myself fully geared of what I am entering.

You will have to study and take the NJ test once you receive the waiver.

I studied hard for a couple years and when I changed stations, I fell off the bandwagon.

However I see that if you can structure this deal correctly you can qualify for a long time capital gain.Tips to get capital gain treatment on the sale: A) If you have actual investment property and you are dealer: -Maintain separate book-Document intent to hold the property as investment property in Minutes or other document-Report expense as investment expense on tax return-Also use separate entities.Using controlled entity to get capital treatment on land:-it is important that the sales price reflect the property's actual FMV at the time of sale. the formalities of a sale must be observed.

I have been studying and learning about real estate investing since November of 2020.

I’ve been studying real estate for two years now, started with wholesaling but it was hard for me to close on them.