You are too late at that point to save the taxes you'll pay.Give money away- This also defeats the purpose .

If the stucco terminates above grade, there is generally a sealant used cover up the foundation from the bottom of the stucco to grade (mostly for aesthetic purposes).

Thanks for your reply Bill I can appreciate how your approach can facilitate a transaction that basically addresses the purpose of my orginaal post.

If the current LLC becomes the beneficiary of new properties each under land trusts, would it behoove me to split the main LLC in two for tax purposes?

Last year was my first year as a landlord for tax purposes and it was pretty easy to find all the info i needed for the CPA quickly and subtotal amounts.

The following is a sample notice that should be personally delivered to Tenant on or before April 1, 2019:NOTICELandlord is the owner of the property located at _____ (the "Property").Tenant is presently occupies the Property without a written lease.Landlord has tendered a written lease, dated effective May 1, 2019, to Tenant covering the Property (the "Lease").If Tenant does not sign and return the Lease to Landlord on or before May 1, 2019, Landlord terminates Tenant's right to occupy the Property effective June 30, 2019 and Tenant must vacate the Property by June 30, 2019.DISCLAIMER:  This post is for information purposes only.  

@Patrick Soukup that's an interesting way of looking at it, but I do not believe most investors would take such modest returns as 1.8% cashflow and 5% appreciation and package it as a 30% gain for discussion purposes.

The client pays for the appraisal which determines the ARV for our lending purposes. 

You have to understand the purpose, their motivation to sell, your target markets etc.There is no point to waste paper and your time to solicit the deals you can't close on.

If that's illegal, you might have an out because contracts formed for an illegal purpose are considered to be void at their inception.The bottom line is that you signed a contract that may already be enforceable.