I want real life examples of how they are so good in whatever they claim.#2 You may have your blinders on a certain asset class when a different one is performing better? 

If your all-in cost to build for below market value and you are able to place quality tenants, then you should be able to leverage the completed project in a way that allows you to pull out some of your initial investment tax deferred to fund future investments while keeping the rental income and future appreciation.I am a CPA by day and advise many developers on tax strategies.

If you open this as a single-member LLC, it gets a little tricky with additional state taxes when sold or if something were to happen to the single member and the property went to a family member.

Then prop tax on investment rate IN for a 4 unit probably another $500 + $150 insurance, etc? 

I'm thinking of managing myself and looking for a fee based advisor who is versed in tax/management.

They could claim "something went missing" or was damaged by the worker so that they are not held responsible when they move out. 

Only to close, and I visit the property to find out the tenant had not moved out as claimed.

An LLC might be a wise choice if you want to purchase many properties or take part in more intricate real estate deals.The owning of real estate under an LLC may have different tax consequences.

Will her 1031 exchange tax deferment be affected if she transfers the funds directly to escrow at closing without being on the loan?

Curious if any tax pro's out there know if capital gains from sell of SFH rental property is included "Provisional Tax" for SSA tax purposes.Thanks,Paul