I have recently established De Cocky Capital in Swaziland and raising capital seems to be a major challenge.

If you put a property under contract for X, and assign it to someone for Y,  to make the arbitrage of Z,....that to me appears to be a de facto net listing, which is illegal in most states.

If not, you might not need this complication.If you reach the conclusion you need it, then since you are special just for being in CA a simple LLC might not be the best route for you - look into Delaware Statutory Trust.

Learn from my mistake by listening to this podcast interview:http://www.biggerpockets.com/renewsblog/2014/04/10/bp-podcast-065-creative-investing-wendell-de-guzman/I lost money on a 36-unit apartment building which I thought was a no-lose proposition because I bought it dirt cheap.

Yeah im a buy and holder myself too.something to consider...... you could get solar on you property and include electric in your rent.

Unfortunately I did not receive the agreement of sale until 2 days later (I guess it took the listing agent some time to send it to my realtor), so I really only had 8 days for the inspection.The house was winterized, so I had to get a plumber in to de-winterize it and the Gas Works to turn on the utilities...unfortunately there was a mix up and the Gas Works did not turn all utilities on...therefore I had to cancel my inspection which was scheduled for the next day, and had to reschedule both the appointment with the Gas Works & the inspection.

The most highly sought after are north of I-20, but I suspect most of the deals come from the I-20 corridor (South of Ponce de Leon) North of I-20 and Cobb County, Alpharetta, Johns Creek, Roswell.www.city-data.com is a great source.

De Andre', this is a huge topic and I'm not a qualified exchanger (not the correct term, I know), but basically if you sell a property and buy another within the time frame allowed for at least what you sold the first property for, you can delay paying taxes on the gain from the first.

Now there is about 2.5 months left, they just read the lease and see that we don't give the security deposit back until up to 45 days after they move out (we have the Illinois State law provision for security deposit return wording in our lease).Now, there is NO WAY we are giving ANY of it back early, however, I am looking for a "soft", de-escalating way to tell them this, other than, "It's not up to me, this is a company owned property and I am just a manager" in which case they are gonna call my husband, the other manager, and/or press me to get to the decision maker and get them a response, or "We are following Illinois State law" which may encourage them to start googling that, we do follow IL state law, but they could find the City of Chicago landlord-tenant laws which are horrible and get confused that it doesn't apply in Chicago suburbs.

Our third project was another single-family home in Havre de Grace, MD.