My accountant does all the figuring out each year but they’ve never even questioned the transactions. 

Got me thinking, even if I had to maintain personal ownership of the property... are there other reasons I should conduct the property transactions through an LLC entity without the property being owned by the LLC? 

The person doing it for me will not be making any money off this transaction and will simply be doing this as a personal favor to me, and I just wanted to clarify the tax ramifications, if any, for both of us. 

But I am not sure if our transactions would qualify for 1031. 2.

Most agents keep up with their zillow page enough that you can see their closed transactions there. 

Even if you get the reno done around $400, and you are paying $2mil+ for the original purchase........and sell it for "close to $2.75mil", you aren't going to end up with much in your pocket after holding costs, transaction fees, cost overruns, etc.$2.05mil PP$400k rehab$150k lender fees, points, transaction fees, holding costs, insurance, etc.----------$2.65m cost$2.7mil sale, with 5% realtor commission means you lose close to $100k on the deal. 

@Steven ParksNo you should not do that.The IRS rules prohibit any direct or indirect transactions or benefit between you and your plan. 

Hey, I have not used them yet but I called Safe Harbor Title Company and sent them my contracts and they said all was good and they are familiar with the process.

If you earn $50-$100k with the ability to select the neighborhood you live in, you probably are looking for a safe, well maintained, nice looking, updated, affordable home, in a neighborhood of similar properties, in a good school district, with easy access to shopping and parks and your work.   

OR investing in high yield, low volatility property that is a little more crash-safe while you wait for the market to be more opportune for an appreciation play.