Acting as a principal buyer or seller and not as an agent allows you to use any form you wantThere's no law that as a principal buyer in California forces you to use a CAR form.You should disclose that you're licensed agent and you're not acting as if it is Sherry agent you're acting as a principal buyerYou can use the CAR forms with addendumsFinding the right attorney is not an easy chore in the state of California because most attorneys are used to working with agentsTo find my attorney for my business it took me six months, pretty aggravating.And I had to train him on my agreements with lease options, AITDs, subject to, partnership agreements, joint venture agreements, etc.I do apologize I can't give you his name Continue to work as you are and congratulations on getting your licenseA suggestion on getting your attorney is go to your local REIA meeting and ask for the best contract attorney for subject to, Lease options, partnership agreements, etc.Best of luck

I'm sure there are good programs but I've just learned to operate within the programs and functionality that I already have. 

I am sure there are plenty of people looking to partner with other investors but it would be important for you to illustrate what your bringing to the partnership? 

Will you be using an C-corp, S-corp, partnership, LLC, or no business entity at all? 

----------A dryer lint screen needs to be in place and functional to prevent further damage to the appliance or worse. 

Whether central air in a hot environment or a heating system in a cold environment, you most certainly can seal all penetrations {in practice, we've encountered very few contractors who seem able to do this}, insulate the ductwork and leave the mechanical unit to function in a space that is sufficiently warmer or cooler than the conditioned space to impact its performance. 

However, if they ever added another person to the LLC (one of their children or another relative), they would lose the exclusion, since it would then be taxed as a partnership.

In our instance it actually made more sense to start with a company due to the source of our seed funding (it came from the retained earnings in another company).The use of a Limited Liability Partnership (LLP) in most provinces is restricted to groups of professionals (doctors, lawyers, accountants) carrying our their profession.  

Biggerpockets search function - Use the search function to see if a BP colleague requested a CPA in your area.

I'll do my best to answer some of your questions:1) You still qualify for the 20% deduction (with the same limitations) as a sole proprietor or partnership or LLC.