Tools like:Cash for keysCapital improvement cost pass thruowner-occupying small multifamiliesbuying properties with banked rent increasesconverting 2 small units into one big onerent control exemptions 

Once they are in the hands of the for profit entity, the rents go up drastically because MF younger than 15 years is exempt from CA rent control.

@Claude Boiron is one of the authors.As for the legal perspective, I would recommend you look into prospectus exemptions.The Ontario Securities Commission has a summary of capital raising prospectus exemptions.

The foreign investor will likely be subject to the mandatory withholding required by FIRPTA, which absolutely will complicate a 1031 Exchange transaction, but can be addressed as long as the investor and his or her closing agents are proactive.The foreign investor must apply with the Internal Revenue Service for a ITIN number (if they do not already have a Social Security number or employer identification number), and then once obtained they must apply for a Certificate of Exemption for Withholding, which requires the submission of the Purchase and Sale Agreement/Contract for both the relinquished property and the replacement property.

I'm looking at a second rental and I want to live in the property for a year to qualify for homestead exemption. 

I must say that even if you are exempt from following securities laws, I can't imagine it making sense to use a limited partnership structure for this kind of project given the costs associated with it.

if you have 4 or fewer units you are exempt but I agree with you everyone has a companion dog , just like a script for pot- especially california 

In some cases, if you have an existing HVAC system, you can be exempt from this under Section 11 of the OBC (which basically reads, if you don't touch it you don't have to modify it).

You have to report the income unless it is explicitly exempt under a provision in the internal revenue code.Now that we've established you have to report it, the question is how you report it.Rentals which involve one renting out rooms in their residence are complicated for tax purposes. 

If you want to get in the weeds about all things  FHA (like exemptions) here you go.