Just because we have a common uniform instrument in GSE's documents doesn't mean all loans use those nor does it mean all transaction types warrant those.  

However, I get what you're trying to do in order to be able to just print off a balance sheet to show your Net Worth.I do disagree with your CPA about putting in an offsetting liability as this still will not get you what you're looking for.Instead, I would create a separate asset called "After Purchase Appreciation of Asset" and debit that for the increased value.I would then create an Other Expense (Not an Operating Expense) and I would call it "Non - Taxable/Non Deductible Transactions". 

I would buy them if my rentals were not in pretty safe areas.

If there is an interest on both sides, you could set up the land trust so that the transaction remains confidential.

Right now I am hiring my father as a handy man, so in order for me to deduct those expenses do I need to have an LLC and a spearate account for handling those transactions?

I'd love to hear if someone has achieved that however, and was able to put the property into an LLC after the transaction without violating the due on sale clause. 2) I forfeit many protections of the LLC by being a resident and manager of the property. 

I am trying to understand the safe harbors as it relates to expensing rather than depreciating items. 

More importantly, does it keep us safe - yes. 

Change out lights with low-e permanent LEDs, and make sure you have good furnaces so they don't use space heaters, and you will be fairly safe.

Transaction coordinator.. if your highly efficient this is an excellent position for west coast folks my wife pays 400.00 a file to her transaction coordinator and will do 30 deals a year.. so that's 12k from ONE realtor most coordinators once they get a rep will have 10 to 20 agents.. easy to make 100k or better your not going to do that wholesaling on the west coast starting out.3.