Now compare the cost of a $3M liability policy to the cost of setting up and maintaining the LLC including filing fees, accounting fees, and don't forget about the higher interest rate you are paying on your mortgages.

He just wants a guaranteed sale, about a year from now, with a closing date of his choice, so he an his wife can retire and move into their second home.It's a single family 3/1 that's been his (and his wife's) primary residence since 1995, well maintained, with some upgrades. 

Then, when the cash or other assets are distributed to the shareholders as dividends, it is taxed again at the shareholder level.In an S-Corp, it is possible to maintain the nature of the income and pass it through to the shareholders such that capital gains flow through as capital gains, etc.  

You are going to solve the seller's problem by taking over the monthly payments, living in the house and maintaining it until you actually close the purchase of the house.

Will we need looser lending to maintain current price levels, or any additional gains?

@Tilmon Smith Resurrecting an old thread that has maintained its relevance, and perhaps even grown in relevance.ERISA 401k plans covering non-owner employees can certainly be established to invest in real estate.

If you say that the land is worth the value of the land minus the cost of scrapping the homes and maintaining the property (taxes, utilities, dealing with the tenants) while you do it.  

I've decided the best investment for my retirement is one that I will always maintain 100% control of.  

Property taxes are high in Shaker... but they maintain the city very well.... and its a decent to good school system... and the School system just got a new Superintendent and new principal at the High school ... so well see how things workout!

Those items all make for a heating & cooling thermal load that essentially gives you the amount of cooling or heating BTU load required to maintain the occupied area.