To get around this, many investors close initially with their names on the title and mortgage, then transfer the title into an LLC for liability protection.

I try to coordinate it when they are home, but if they are not I do it when they are not there and lock up when I leave. 

Most "rollovers" now are direct transfers, custodian to custodian either via wire or ACAT transfer, and are non-reported transactions to the IRS (non-reported is a misnomer, it will be reported as a rollover contribution on your 5498, but you wont be issued a 1099 a distribution.)Adam

Must the homes be transferred into the ownership of a company-like entity?

(c) Prohibited transaction (1) General rule For purposes of this section, the term “prohibited transaction” means any direct or indirect—(A)sale or exchange, or leasing, of any property between a plan and a disqualified person;(B)lending of money or other extension of credit between a plan and a disqualified person;(C)furnishing of goods, services, or facilities between a plan and a disqualified person;(D)transfer to, or use by or for the benefit of, a disqualified person of the income or assets of a plan;(E)act by a disqualified person who is a fiduciary whereby he deals with the income or assets of a plan in his own interests or for his own account; or(F)receipt of any consideration for his own personal account by any disqualified person who is a fiduciary from any party dealing with the plan in connection with a transaction involving the income or assets of the plan.

Here's what I would like to know:Option 1 would be to transfer title of the home into the LLC's name, fix and flip the porperty, and do a 1031 exchange to defer capital gains?

The total 10% will be wire transfer to me from Europe.

Also, letting someone else have their name on your investment is super-scary as they will be the ones determining when and if it's sold; if they die or marry before transferring it, their heirs or spouse could own part of your investment; income tax consequences or you paying grantor's or transfer taxes just to get it in your name, etc.

If you see it moving that tells you water is runnng somewhere.This may be tough to coordinate on a 4plex but certainly not impossible.Chances are you don't have a slab leak and it is just cracked tiles.thx and good luck,Chris

Raquel Baranow,I highly recommend contacting the TAS to get their assistance in having it transferred to an office audit.