I have done numerous deals in the past - I bought my first rentals in Portland before the Financial Crisis, and then moved to Texas after the hurricanes in 2008 and 2009 and bought up all the HUD houses on the gulf coast I could.

You can demonstrate your intent through numerous means such as: Emails and other correspondence between you and your attorney, accountant, realtor, qualified intermediary and other advisors; and, Reporting the property as rental/investment property on your income tax returns; and, Reporting the property as rental/investment property on your financial statements; and, Reporting the property as rental/investment property on any loan applications or documents; and, Keeping really good accounting records documenting your rental or business use activities; and,Limiting or eliminating personal use of the property; and,Actually holding the property for rental, investment or business use as long as possible.

We are a few hours apart so it would take some coordination.Thank you for the reply and your numerical analysis.

Do a quick search on the internet to get an idea of their business practices and the numerous fines they have received.

The tenant can articulate with good reason before the court you unlawfully withheld the tenant's security deposit monies and prove the elements necessary for conversion/theft.

The critical element is your intent to acquire and hold properties for rental, investment or business use as opposed to acquiring properties to rehab and then sell.

We had a GC that basically dropped the ball on numerous portions of a rehab job and is refusing to complete a garage even though he was paid for it in full - Is this something that should be done in small claims court in city of milwaukee or would an attorney be appropriate - any help would be appreciated! 

In the same vein as above, if you anticipate a challenge to an item or items that are highly material to your return, you should seek out a tax practitioner that has represented clients in front of the IRS numerous times (i.e., not just a person who's primary experience is limited to filling out forms or providing basic tax answers).  

They would qualify for 1031 Exchange treatment if the intent was to buy, rehab and hold versus sell.There are numerous ways to structure the relationship including the use of an entity such as a limited liability company or partnership or corporation.

I have read that sending numerous letters to the same address over a period of time can work as well.