I'm sure many are aware of the new Sec 199A deduction which essentially allows for a 20% exclusion of income earned for business owners.

If I believe I meet the unforeseeable partial exclusion.

It may differ in your state/market, but in San Diego, and most of California I believe, the overwhelming majority of listing contracts are "exclusive listing agreements."

Hi there Sunny, I had a condo in Wildwood Crest that was exclusively a rental with no personal use for 10 years that I just sold to 1031 into a home in Florida.

for a moment it sounded like this was a house she was moving out of and so the primary residence exclusion would at least partially qualify. 

So there are ways to do it.GregIt is only working when one spouse has a full-time W2 job, and the other is working in real estate, either exclusively or at least primarily in real estate.

But there are things listed as exceptions / exclusions in the policy, and those will not be covered.

@Mahauijue MackMake sure your wording for "deposit" and "fee" is exclusive.

In addition, if you are self-employed with no full-time employees you may wish to consider opening a Solo 401k instead of a self-directed IRA as it has several advantages over an IRA LLC such as much higher contribution limits, direct checkbook control (i.e. no need to have the account at a specialty trust company), ability to take a 401k loan, exclusion from unrelated debt finance income tax with respect to investment in real estate acquired with non-recourse financing, etc.In addition, please note if you purchase debt-financed real estate with your IRA, unrelated debt finance income tax should apply to the income attributable to debt-financed real estate held by your IRA.

In addition, if you are self-employed with no full-time employees you may wish to consider opening a Solo 401k instead of a self-directed IRA as it has several advantages over an IRA LLC such as much higher contribution limits, direct checkbook control (i.e. no need to have the account at a specialty trust company), ability to take a 401k loan, exclusion from unrelated debt finance income tax with respect to investment in real estate acquired with non-recourse financing, etc.In addition, please note if you purchase debt-financed real estate with your IRA, unrelated debt finance income tax should apply to the income attributable to debt-financed real estate held by your IRA.