The money you spend up front will more than pay for itself considering the amount of problems you will avoid in the future.Also, the $15,000 per year limit applies, BUT you have the lifetime exclusion and if you make gifts along the way that are over the $15,000, you can have a CPA file a gift tax return for you and designate some of your lifetime exclusion limit toward the excess amount of the gifts she made.Plain and simple, you need to do 2 things:1) Talk to and probably hire an elder law attorney2) Talk to and probably hire a CPA who is familiar with filing gift tax returns.

@Simon Stahl First, you did not quote Paragraph 6 of Regulation D of Rule 501 correctly: "Any natural person who had an individual income in excess of $200,000 in each of the two most recent years or joint income with that person's spouse in excess of $300,000 in each of those years and has a reasonable expectation of reaching the same income level in the current year;"If you make $220k per year, for the last 2 years, and you marry someone with no income, that does not mean that you are NOT accredited now.

Home inspection - Document attachment to home inspection [ at this stage i have left out identifiable information in the documents, please if i missed something bring it to my attention]Home inspection was completed with a cost of 500$ (home inspection lasted approx 2.5 hours, wind mitigation and 4 point inspection and termite inspection) and from the looks of it the biggest find was evidence of termite. 

I want to do a cash out refinance and was wondering if I should it it two stages.

Since you're actually buying 2.5 you have 1.3 mil in excess purchase that doesn't have to be used for investment. 

For comparison, the national inventory is at a 3.5-months supply, according to NAR;Townhome/condominium sales fell for a seventh straight month – down 9.2 percent, with the average price flat at $211,241 and the median price up 2.8 percent to $174,750;Lease properties staged another strong performance as single-family home rentals shot up 18.4 percent with the average rent unchanged at $1,746;Volume of townhome/condominium leases surged 16.7 percent with the average rent up 2.0 percent to $1,530.

We are finishing up a live in flip and we have done all the major things- windows, floors, kitchen, paint, etc and the house looks really nice,  and will be staged well, but I really want to add a few extra touches that will make it really stand out. 

I dont fly anymore.. as i have retired that stage of my life but when i did there was nothing finer than flying in BC scenery off the charts  especially Kamloops down the Frasier river valley and pop out in Abbotsford .. also have gone the full length of VAN island awesome place. 

You may wish to confirm that the new 401k provider will handle the ongoing compliance support such as any required 5500 filing (e.g. 5500-ez for a one-participant plan with assets in excess of $250,000), any required tax reporting (e.g. 1099-r in the event of a distribution or in-plan Roth conversion), mandatory plan updates and amendments, etc.4.

The rent from that property still has to cover the debt service and expenses, and the more debt-service burden you put on Property A means you may have less wiggle room if the market softens and you have to lower rents.Commercial lenders are typical choices for the refinance stage.