We have consulted with true investors in the past and shared COGS with them and our mark up rates to achieve desired profit.

You need to read IRS pub http://www.irs.gov/publications/p946/index.html and consult your tax adviser.Also, you might want to look into separating some items out and handling their depreciation separate from the structure.Depreciation taken on the structure must be recaptured if you sell it for a profit.

You may even be able to work out a seller carried note on it.If you have the ability to take the entire parcel, you need to start off with the zoning department as well as investigate with consulting engineers in regards to the parcel.

I also have consulted an attorney that specializes in facilitating these type of deals and i will let you know what they have to say.

Consult your CPA for specific details.

Threads like this get me to thinking I should start a risk management consulting firm....

It may very well be simpler to just use the LLC name, though I see no reason why using a DBA would cause a problem.To avoid any problems, I would recommend consulting the lawyer you have look at your contracts and get his opinion.

i was told by a Rehab/Hard Money lender that in order to refi after the rehab is complete i will need a score of over 700...and they advised me to move my current 4 rental multi family properties into an LLC and that will put me in a better spot personally to refi out of Hard money...my current scores are 690 665 and 664...by moving my rental properties out of my name it will decrease my debt but also lower my incomei will be consulting my attornery and cpa but wanted to throw this out there to see if anyone here has done this or any advice...thanks

All the profit is going to be either ordinary income or sort term capital gains unless you hold for over a year.You really want to consult with your CPA and see what strategies he or she will support.

She will learn some valuable people skills, you can pay her a management fee (start a Roth IRA for her) and so on.If I had any advice it might be to get a qualified attorney to draw up the lease, consult your insurance agent for all needed protection (including an umbrella policy if you don't already have one), screen the roommates, and if she rents to friends she may lose them due to her 'manager' status.Lastly, what is your exit strategy?