You can also depreciate and have all other kinds of IRS-approved savings to assist you from a tax liability standpoint, but you can retain the value and promise of future income as well.

If she doesn't, you can give the required notice to end the M2M, or be more aggressive if she doesn't stop smoking.Plan to spend extra time and energy getting the smoke out of her unit, hopefully the M2M is written such that you can retain her deposit to help offset costs.

Values should hold more steady compared to the Be-La and Greenvilles of the world, but any Hoboken/DTJC appreciation, in my eyes, will be slow and steady from this point forward, mirroring the health of the overall real estate market and economy.In my opinion, as long as Hoboken and DTJC are hot, the other markets will retain their role as the better values for would-be homeowners in the area.

I'm stuck with option 1, below, but I know that there must be at least a few more things I'm not thinking of.Option #1: Offer to take over seller's current loan (retain current terms) AND create a 2nd loan that the seller would hold himself? 

Do you retain part of the basement for common laundry (if each unit does not already have laundry)?  

@Anthony Gayden As my workload increase I'm sure we'll add more people, the big thing being just to figure out what point that is and to retain profitability/margin on all our properties/rentals.

In the world of reputable qualified intermediaries the intermediary must retain your proceeds until there is no longer the opportunity to complete an exchange.

I’ve read that banks won’t provide a loan if a property is in an LLC.Would you recommend my partner and I retain the land trust or create an LLC?

I would still retain the security interest, which is completely different than ownership interest.

There are separate fee structures for each component (taxes/bookkeeping and legal), and you pay a fee up front and then a monthly retainer.