That or pay a 6 cap for a 60 year old building with Billy Bob Hot Dogs as a tenant.

Should I use an operating-holding LLC structure where both are owned by a Trust without ownership in each other?

She is very stubborn and says she’s tired of maintaining and paying the bills every month, she is eager to just move a tenant in.

However city is imposing a good amount ofimpact fees based on the bedroom count - which accounts to close to $40 k , which i cannot afford- Ibought the house for myself to reside and cannot afford to pay this.We verified with city prior to buying and theyconfirmed it is residential zoned , however never mentioned about any impactfees.It is residential zone - MLS shows it as 3 bedroom 2baths - it had a extra unit  in the back and also a inbuilt rolling bed on 1st floor for the main I am stuck here- they are asking to prove it was usedas a residential -ever - any guidance would be appreciated on this.

Since you are just graduating college you may already realize that it's not what you know, but who you know (as a personal note, I had college friends that were barely passing their classes however they ended up with really good paying jobs due to "who they knew").

My understanding is the only way to truly avoid capital gains tax is to pass on the property to a beneficiary through a trust.

I pay my property manager A LOT to do maintenance so they still make lots of money while my apartment sits vacant.4.

"rinsing and repeating the heloc process" - Don't forget paying all the fees and closing costs along the way. 

Can you trust it if somebody sues you?

Our PM has previously said they must have properties they manage up to a certain ‘standard’.We do not want to pay legal fees for Small Claims Court.Any help is appreciated.Stephen E