An LLC is not free.

It is free to ask so I don't blame her for trying. 

Is it not a good deal if you will not be able to get your money back even if you are debt-free on the property plus some remaining cash after refi?

Does anybody know if investment gains from an house flip is stilled taxed if put into a HYSA (high yield savings account)?

There are over 20+ active CPAs here in Biggerpockets assisting RE investors with their tax planning.

Feel free to reach out and I am happy to answer your questions. :)John

Has there been any movement on reinstating 100% Bonus Deprecation for the 2023 tax year?

That would free up $35K to use for renovations of another DP on another REI.That should still allow you to cash flow while savings funds and staying cash fluid.   

Feel free to share your mistakes and the lessons you've learned.

Sellers Info-Main interest: minimizing capital gains/taxes, preserving estate for his kids-SFH free and clear, no mortgage, purchased 30 years ago for ~$150k-Currently acting as landlord, very likely doesn’t want to continue in this capacity My info:-I want to cash flow the property now -I want to purchase the home now or in the future Property info-No tenant, rent comps $2600-2800-Current comps of $290k-320kI don’t know the sellers full financial picture.