I'm interested primarily in creative real estate methods to start (low/no money down, partnerships, subject-to, etc.), as I do not have much available capital. 

The best for me if I can find service provided who will quote me the service preparing & representing me in front of the city for and I will get the license so I will have both options "open".

What tax consequences, if any, should I be prepared for?

Thomas, I get your goal of wanting to be creative to increase your equity, however, all the responses point to your method as being potentially problematic.

Hi all,Here is my information pertaining to my question of which state is the best to start an LLC in:The business will be selling dried fruit.The location of preparation, packaging and shipping of the product is in California (at least initially, run from out of my house).I will be the only employee (most likely for several years anyway).Business will be conducted online only, selling to anyone living in the U.S., Canada or Mexico (initially limited to these county's due to shipping scales of economy, to be expanded elsewhere if I can get shipping costs down).I ask this question for the purposes of:Paying the lowest LLC start up and recurring costs related to the LLC.Having the least amount of paperwork required to start, and maintain the LLC.Having the most comprehensive protection for such a business (& of course, for me the individual owner of the LLC).Aside from the LLC, I will get a CA class a cottage food permit and of course pay CA taxes. 

I'm looking for CPAs with experience with RE investors, for possible tax planning and tax preparation .

The concept you laid out in your spreadsheets is very interesting, and I love the creativity involved.

Hello All, I am looking for creative ways to finance a 12 Unit building for $460k.  

Your "1 out of 100" comment is spot on.The danger is when people become encouraged to engage in investments they are sorely under-prepared for.

Can title company prepare all paperwork for the lien or should I use my own real estate attorney?