Your LLC has two members so it does not fit the sole member rules to how it is taxed.

The IRS rules for not paying the tax on the gain are not going to work all that well if you cook up a sale like you are suggesting.You might be able to sell to a related party (sister or an LLC you own).

Dont got much planned except driving by a few properties.. really like that one on mississippi you have.. and i think it might be like the first property ive ever seen to meet this 2% rule that seems impossible.!

The rules are to prevent preditory lending and excessive profit this is an honest deal with a reasonable profit.

I'm very impressed.My properties don't meet the 2% rule and unfortunately I am running a slight negative cashflow on them.

I completely see where you are coming from and I have read numberous threads where you mention the 2% rule.

The rule of thumb is that you can afford to pay 70% of the ARV (after repaired value) less the cost of repairs.

(I have removed the rest of this paragraph giving a full explaination).I do however totally agree that there is a lot for me to learn and this forum is a great resource for information.I have removed the rest of this paragraph in order to avoid breaking any rules or causing offence.

Not too big a deal, but severe penalties if you don't follow the rules.

With that in mind we're going to try out a new concept for our forums, contests:[b]Welcome New Members Contest[/b]Contest Rules:1.