I have seen septic replacements costs 40k easy! 

Create a subsidiary LLC in which the S-Corp takes a partnership stake in, transfer the asset into the LLC (not a taxable sale since the LLC is a subsidiary), and the avoid the disguised sale rules by not transferring the asset out of the LLC and into your personal name (assuming you also have a personal stake in the sub LLC) for a period of 7 years.

However, an IRA can partner with disqualify partiey to invest in real estate provided certain rules are followed such as not using debt financing and the property may not be used by either party.

Ha ok so I'm kind of ruling out the 600k property unless maybe someone who has the house paid off will accept a low offer with owner financing, kind of a long shot though.

Specifically looking at duplex to quadplex investing but am not ruling out single family houses.

Let's rounded to $400/mo/unit to simplify the numbers.That is an income of $1600*12/yr from rent ~= $19,200Now, expenses:Maintenance: $9,600/yr (50% rule)Taxes: Around 1% ( lucky New Mexicans): $1,700/yrMortgage Payment ([email protected]%): $763/mo ~= $9,150/yrInsurance: Around $1,000/yrPossible Cashflow per Year: 19200 - 9600 - 1700 - 9150 - 1000 = (-$2,250)A negative cashflow does not look so good, but here are 2 opportunities to increment it:1) Increase rents.

Just my 2 cents.On that note, how much would you sell Easy St for  @Arlen Chou!?!

It's the 2nd rule of my 10 Rules of Successful Real Estate Investing.Continued success! 

The other part of wholesaling that is a possible red flag is Equity Stripping, AKA Illegal Flipping, this was heavily regulated till a few years ago by lenders, especially M.I. companies, they have relaxed the rules, but was a problem pre and post crash. seeing the increase in this activity seems eerily familiar,  like 2007 all over again. just be careful especially with your license, Disclose Early, Often, and in Writing, My license is too valuable to me to be involved in this type of transaction, so i steer clear. if my entity is on the contract, I am the one closing. period. 

It's cheap, user friendly and most accounting people are familiar with it, so getting help is pretty easy.