It’s just easier to argue the point when you loan to the LLC of a full time professional flipper, with maybe 10 deals in the works, who signs an affidavit of non-occupancy (as grandma would also have to do).

It's like an old cartoon with a multi-headed dragon who's heads argue.

First off, I will argue that we called it a loan, not a gift and thus, loans must be paid back.The good part is that you can likely borrow for 4% or less, paying yourself back (your 401k to be exact) and then invest same funds at higher returns keeping that profit legally outside the 401k.

Good point Ben, investors should know that extra expenses like owner paid utilities are not included in the expense ratio, however, one could argue that the rents could be slightly higher on owner paid utilities, thus offsetting that expense or a portion thereof.

Put houses 1, 2, 3, 4, 5 under ABC LLC, then have another company on its own, XYZ LLC that holds properties 6, 7, 8 ,9 an so on.However, for one thing, you aren't in New York City or San Fransisco, you're in pure red blooded Republic Party held corporate loving, consumer despising, tenant hating Oklahoma!

ABC, LLC to XYZ LLC may not meet the requirements, but granted, it's a good start.

One week we are up and the next we are down.There is no arguing that the volume of sales has decreased since the hay day of 2012 and even Q1 of 2013.

The ABC's of Property Management - **see below - is a great book that should help you out as well.

So I've been listening to the podcasts for a while and reading all I can, (currently Ken McElroy's ABC's) and I am going through the process of securing pre-approval for our first home loan.

I have finished reading The ABC's of Real Estate Investing by Ken McElroy.