So if she just has two kids, she's transferred $28,000 tax free and she will need to pay gift tax on $372,000.There is a way to transfer just the annual limit to each kid every year so that she transfers $28,000 in Year 1, another $28,000 in Year 2 and so on until the total value is transferred, but honestly this is really messy and (I think) might involve changing the title every year because you'd have to actually show it like this:Johnny Smith 3.5% ownership portion, Janie Smith, 3.5% ownership portion, Mama Smith 93% portionand then in Year 2, change the title to:Johnny Smith, 7% ownership portion... etc.Gets very clunky very quickly, but maybe somebody who has actually done it can chime in as to the actual mechanics.I've done the gift tax returns for this situation once about 15 years ago and I remember it being incredibly complex.  

Multi-family investment property has been crazy (prices and transactions) but with the addition of a new 240 unit complex coming in, that could change.

There are some very complex trusts that do change tax status. 

Hello @Jacob Thompson I am very busy traveling a lot but I will be open to a meeting I always love to help, I own I think is now shares in about 11 Multifamily complexes in the county and own out right about 4, residential condos is my main main game but, as I said I own some multifamily I have flip some and I have sold and consulted on many deals if I am of any help to you send me a inbox and we can meet. love to help.

Lastly, you can pay for sold reports on Loopnet.com to see what similar complexes in that area have sold for in the last few years.

Just seems that either way the insurance portion will be somewhat complex, in the event that I would need to get homeowners, rental, AND umbrella insurance. 

Get the book Real estate loopholes by Diane Kennedy, Garrett Sutton, and Robert Kiyosaki or listen to the audiobook via youtube there is a section on 1031's but i don't think you will get a detailed enough answer on a short yet complex undefined question here

This is a 4-unit multifamily complex, the owner who lived in one of the units passed in October and the daughter is now selling it.

How does the investment structure to outside investors in a multifamily new build look? I already have the land. This is the first step I've took . Could be 6-20 units. I'm thinking monthly payments then refi out ? A...

I'm in the MFR space owning multiple apartments and have built a financial model that I use daily to analyze mainly multi million dollar apartment complexes, but I help investors like yourself analyze smaller deals as well.