Because while it's not prohibited, related party transactions are one of the IRS's favorite whipping horses.

This was several years ago, but still stands out as one of the most difficult FHA transactions I've done!

Know your audience: There is a very wide spectrum of experience on Bigger Pockets - From newbie investors who just signed up today and have never even made an offer on a piece of property, to experienced landlords, property managers, and brokers/agents with decades of experience and thousands of transactions and under their belt. 

To me sales isn’t only transactional but also about relationship building.

You can put 1 dollar down if you wanted to and the seller is OK with it.It is all between the people included in the transaction.

This means more transactions are taking place...on "up days" there is more volume signaling that there is strength. 

Sliced out, probably $15k transactional and $10k reserves.

If you are selling FSBO or wholesaling 'off the books' and the transaction is totally independent of the office, I'd say no fee is owed.But remember, if you become a strong RE salesperson, many contacts, buyers, sellers, and where they came from, can become a very grey area. 

So far so good, then couple of months later when I asked my lawyer about transferring deed to LLC, I found out that 2% transfer tax will be incurred again even though there is no dollar transaction involved. 

This vehicle costs a bit more to setup initially due to the legal structure, but will be much more useful and will save you a lot in reduced per-transaction fees from the custodian over time.Several providers of these types of plans are active here on BP.