You may find that terms such as 'motivated sellers' appears more frequently in listing descriptions.

@John BrodeurThis happens more frequent than one might think.

Thinking about doing a “subject to” agreement where seller gets 250 or lower if we can negotiate when we close.

Sellers are on the hook for so many subject to's and closing costs, even as a Vet myself and Vet advocate I will usually pass on a VA (or FHA) offer.  

@Kelsey FergusonCheck out bigger pockets podcast number 364 for info on this exact subject. 

@Odie Ayaga I currently have 2 two families in orange nj And to single families that I short term rent in the Poconos I’ve brrr all I come across buy and hold multi in my area in N.J. pretty frequently And in pa there are good investment opportunities but the purchase prices are around 35 to 70 k Reno around 15 to 20 k Arv around 120 to 135 range

If your real estate activity is flipping or wholesaling, then you can combine these activities with your real estate agency in the same LLC (because all of these activities are subject to SE tax) and the expenses from one activity could offset the other.

As long as you do this you will have maximized the 121 exemption and sheltered all of the remaining gain in the 1031.I've put together a couple videos on this exact subject. 

Has anyone done a subject to on a USDA loan?

not sure if you want to spend the $$ on a lawyer, most are not investors and don't understand what you are trying to accomplished, no need to reinvent the wheel on an established system. pay someone who has done what you want to do, use their established forms, contracts and procedures. you can do your own LLC, personally I don't like them, don't use them anymore - too expensive.as for lease options, do you know why you want to do them, or where you intend to get sellers to understand them or subject to's?