Sam LLoyd A single member LLC is a disregarded entity in the eyes of the IRS.

This property is not in the USDA rural zone.My financial coach advised against an IRA loan due to unclear IRS rules. 

Keep in mind LLCs had only just gotten pass through taxing from the IRS in about 1977 so they were new and had a lot more required bullet points than they do now. 

@Michelle RomanoTo avoid CG you would need to live there for 2 of the last 5 years.It would be difficult to claim rental income and then try to avoid CG.1031 would be the simplest thing to do and you don't have to worry about the IRS catching up to down the road.

@Michelle Romano - I posted the IRS rule below.

Time to start getting honest with the IRS.

It is a tax procedure written into the IRS code and has been around since 1921.

Rental income is taxed by the IRS and the sate the same as your personal income, but when you own a rental property, you can deduct 2.5% of the purchase price of the structure (not the land, so it's not the full purchase price), per year, for 27.5 years.

I felt City was taking advantage of the foreclosed houses crisis and gouging bills as banks don’t have the crews ir resources to investigate the water bills as they only find out right before closings after a title search.  

I noticed also that there are no calculations for CapEx, Repairs, PropMgt, Vacancy, ect, which would also increase your overall negative debt.In the words of Hip Hop artist Jay Z: "Men Lie, Women Lie...Numbers don't"