As an alternative option, can we lend ROTH IRA LLC to that unrelated LLC, using UNSECURED promissory note with personal gurantee from each unrealted LLC member, would that trigger UBIT/UBTI?

@Brad Waterstraat if you're doing all this work, hopefully you've pulled any city required permits.The city mechanical inspector should be making sure that whatever heat option you use will meet city requirements.Assuming you meet city building requirements, you may also want to speak with the city assessor to determine how your plan will affect what the city assesses and values your changes will trigger.

If the cash flow numbers are ok even with HOA monthly premium, the poster can do their due diligence.i see enough posts on BP where investors dont even visit the cities or neighborhoods and just pull the trigger..Real Estate Investing is not passive as you know it well.

However if you plan to scale and build, it can make sense to a lot earlier (I would also consider timeline to building your portfolio).Keep in mind that rental income inside of a corporation is considered passive income and is taxed at the highest possible tax rate (52% I believe) so there are strategies with multiple corps to help reduce this somewhat.Not to mention that you can expect to pay $1500-3000/year for corporate tax filings and $500 or so for legal upkeep…and worst of all is that everything in and out of the corporate accounts has to be tracked and accounted for.Transferring properties in certain provinces can also trigger land transfer taxes etc (BC).Being incorporated does have some benefits - mitigation or liability.Long story short, there is a lot to consider and definitely consult with an accountant, lawyer and a seasoned investor.

Acquiring a property in TN wouldn’t trigger a reassessment until the next reappraisal year.

The biggest advice I can give you is to get active, understand what you are looking for and when you find it, pull the trigger.    

-How to find the triggers of high-net-worth individuals, as money is not always the answer.- How to create the perfect avatar for attracting your high-net-worth customer.

Based on what I hear from YouTube (not a primary source understand), if you quitclaim it into a land trust assuming your state recognizes land trusts this won't trigger the due on sale.

If the deal works then pull the trigger, if it doesn’t, move on.

I was scared to pull the trigger for years, so took baby steps and kept studying.