People who were in the middle of flipping 2-5 properties got really hurt, some I know of let places go or attempted to sell for small percentages of their estimated ARV.

With the expenses & time required to get licensing--not to mention the networking and transaction experience needed to get deals done as an agent--I'm not sure I would do it if I were attempting to accelerate a real estate investment portfolio on my own.On the other hand, if you like working a sales-type job and don't mind waiting a bit to prove your income (or get creative and partner with people), being a real estate agent can be a good way to gain knowledge and connections in real estate.

Or what the improvements are that you feel were made (or at least attempted)?

However, I would caution you: don’t attempt it if you don’t have any experience dealing with projects that need extensive work.

This is NOT intended to be legal advice but merely an attempt to point you in the right direction.

I would suggest getting a lawyer involved to attempt to under this transaction and do it property for tax purposes as this can be done without gift tax. 

U.S: The "holding purpose" inquiry may appropriately be conducted by attempting to trace the taxpayer's primary holding purpose over the entire course of his ownership of the property [Not just time of the sale](c) Were the sales ordinary in the course of that business?

Early in the pandemic, if you remember back that far, toilet paper became a rarity on supermarket shelves as shoppers stockpiled essential staples amid curfews and lockdowns (attempting to stem the spread of COVID-19).

I'm thinking I should file a memorandum to purchase at the courthouse, in the event, he attempts to circumvent me. 

In an attempt to make up for many dumb wasted years (financially speaking lol) in my 20's and early 30's, I'm now pressing as hard as possible to make up lost time.