At a minimum, if you want to shelter W2 income you need to know the IRS rules regarding passive activity losses and the exceptions, and also about the largest tax sheltering deduction, which is cost segregation and bonus depreciation.

A few of the crowdfunding sites have proven to be quite effective and efficient. 

He even mentioned a term "sellers concessions" that I guess has something to do with the seller helping out with the closing costs.

Selling costs will consume about 50%.  

This deal showcased our effective renovation strategy and commitment to delivering profitable outcomes.

But sometimes free can cost you a bundle if you violate local laws, or don't include something that is required in your state.

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This deal showcased our effective renovation strategy and commitment to delivering profitable outcomes.

I'm not sure what else to do, but we have a month before the new tenant moves in and we'd like to get something done that is cost effective (not tearing out the ceiling again :).

Before Ed and I had spoken, at least 4 attorneys and at least 2 title insurance companies had looked at the issue and deemed it an interesting and unique situation that had no easy/fast/cost effective solution.