The gift tax exemption is MILLIONS.

When the lender sends an appraiser out to land that will have a house on it he needs architectural designs, blue prints, itemized costs for materials. 

We want to leave our options open but also want to find what niche works for us.If anyone in the Birmingham area has any good deals they need to pass on let me know ;)I'm really loving this community and the support you all give is an amazing gift.

The 3.5% can come as a gift and your closing costs can be paid by the seller. 

Moreover, there are long-term savings to be had with a Self-Directed 401(k) over a SDIRA as you do not have to pay a third party fees - SD401(k) plan's cash just sits in a designated account and you, under a trust, control access to it.

This is a lot better question than how to charge a late fee or what holiday gift to get for a resident.Well thought out plan and this illustrates one of the huge benefits of commercial real estate, even at lower prices than discussed here.I am not qualified to answer but your 20% appears rightfully conservative and your $7.5 million appears correct.We all come here for answers and I typically don't like the "see your CPA" replies but there are tentacles into the rest of your tax return that may need to be factored in if you don't offset or defer the gain and recapture (phase outs, AMT, etc.).Not part of your post, but another good use of cost segregation plus bonus depreciation plus real estate professional status is the possibility of performing a tax free Roth conversion...just brilliant...tax free in, tax free out.

This actually already exists, and agents with the MRP designation like myself get these referrals already.

Plus if there’s a change or design challenge it can really delay a project and cost lots through time.

I go there to get design inspiration. 

and at the end of the day, we need to be able to use common sense in getting into a door.Yes, you will need a WiFi set up to control the lock at your location and a very cheap subscription if you want to control the locks remotely - but you don't have to.Beware of shiny, good "Apple" design looking products made of cheap and light plastics, especially when it comes to longevity and the heavy mechanics needed to withstand millions of physical movements and human force.Also, remember the water- and weatherproof factor.The "on top of door deadbolt" solutions are NOT preferable over the inside lock solution.