I'd like to make some updates (we are contractors) and try to sell or this property would be good as an executive rental.  

All investors leave 10% in their rehab budget for fudge factor to account for unbudgeted projects.I know several BP people that used credit cards to fund the rehab part of their investment so they were able to pay that back in a short time, but to fund the entire project on credit cards for flips is risky on top of flipping (which itself is a risky undertaking to ensure you plan properly to ensure you profit on the sale).

I want to identify a proper for a 1041 exchange that I just completed.

Even if you are able to incorporate with the help of free online forms, those forms both have faults within them and are not going to educate you on proper compliance methods.

The Safe Harbor rules you eluded to only apply if the foreclosing bank buys it, and did their suit properly.

The FHA loan program DOES restrict what an FHA mortgage will buy in such cases--you may not be able to purchase a home with an FHA mortgage unless it has been owned for a certain amount of time and the seller is the owner of record.Dina Boscio: (This would make it hard to flip and sell to FHA Buyer...But there is a work around)FHA loan rules in HUD 4000.1 state that the lender is required to verify that the seller is indeed the owner, and also to check the date of the owner’s acquisition of the real estateFHA Loan Rules Include a Time Restriction on Transfers of Title Check out what HUD 4000.1 says about buying real estate with an FHA mortgage and the lender’s requirement to compare the date of purchase by the current owner versus the date of execution on the sales contract for the FHA mortgage:“FHA defines the seller’s date of acquisition as the date the seller acquired legal ownership of that Property.

Ask to see the executed closing docs before sending your funds in.  

If an investor performs proper due diligence and buys right, the investor knows the total return though exit of the property at the time of acquisition.  

Contractors that can get the job done properly and on time.

Tax deeds convey title to the purchaser free of all prior encumbrances (mortgage liens, judgment creditors, etc.) of any kind EXCEPT liens specified by Revenue and Taxation Code Section 3712, Lis Pendens actions and any Federal Internal Revenue Service (IRS) liens that are not discharged by the sale, even though the Tax Collector has provided proper notice to the Internal Revenue Service before that date.