http://tinyurl.com/6luoe8 Here's the pertinent portion... 90% or more of the total units in the project have been sold and closed to the unit purchasers AND Project is 100% complete AND HOA control turned over to unit owners AND If subject property is owner-occupied or second home no maximum investor concentration AND No single entity can own more than 10% of all units AND No more than 20% of the project can be commercial space AND The project budget must be adequate AND The project must have all applicable insurance coverage AND Sellers must represent and warrant that the project complies with legal requirements and compliance with state and local laws.

With cities getting millions of dollars from the government, I believe most will throw a good portion back to the first time buyer programs (so we hope).

I wasn't serious about the "loan Shark" portion...

Typically this involves the government sending the taxpayer a check for a portion or even all of the amount of the refundable tax credit.For example, if a qualified home buyer expected, notwithstanding the tax credit, federal income tax liability of $5,000 and had tax withholding of $4,000 for the year, then without the tax credit the taxpayer would owe the IRS $1,000 on April 15th.

In the TBer's Purchase Option Agreement, the rent credits are credited towards the option fee.This money is then credited towards the tenant-buyer's down payment at the time of closing.If the tenant-buyer fails to exercise their purchase option, the option fee, including the rent credits, are forfeited.Market Rent And Down Payment CreditsIt is important to understand that only the portion of the monthly payments that is above market rent can be considered as a rent credit towards the down payment.

Just about every portion of real estate investing today has been regulated, lawed to death, rules, etc. etc. etc. etc. and it has made it much harder for the honest RE investor to make a buck - all because of one or two crooks/idiots in each instance.Today, you can not assign a contract to another buyer and have their lender include the assignment fee in the purchase.

The unrecaptured depreciation on the relinquished property is simply transferred to the replacement property, where it will be taxed if the sale of the replacement property is a taxable event.Should you ever wish to exchange a fully depreciated property, then there would be no depreciation basis for the replacement property, for that portion of the replacement property's cost basis transferred from the relinquished property.

Most will not do this as they would not want to risk losing a license over 1 sale.Anything in writing would leave a paper trail too, so how do you guarantee yourself your portion?

Perhaps he/she is not interested in that portion and would love to dump it.

The difference of over $1000 per year eats up a HUGE portion of my cashflow, and is actually about the same as I'd lose in depreciation each year under the ACV.