Then transfer 1 or more properties to that Sub S and go refinance them with a commercial or portfolio loan with a local community bank or credit union.

Hello experienced BP'ers,When you purchase a property, is it possible to transfer the warranty for appliances/HVAC/security systems etc. over to your name? 

From my experience and everyone I know and any data I have seen, it has been much more than that.

Within a few years, you could effectively transfer the entire home, without ever going above your annual gift tax exclusion amount in any given year.

Over the years, I have found that if you have a clear data model (ideally 'implemented' in MySQL for instance) your success rate(s) for all other functions (UI, processing functions, interfaces, etc.) goes up dramatically.

All it says is that title cannot be transferred for a certain period of time. 

I have used a company called www.listsource.Com it's a part of data quick it's first American title company's data base names and addresses should be 20 cents per.  

While I have a LLC I didn't buy in LLC as I wanted to get personal loan rather than commercial.I'd it easy to transfer properties into the LLC?.

As to future, Texas A&M has some great resources for Texas investors at http://recenter.tamu.edu/They have lots of data that may help you guess at what will happen to property values and thus the taxes that are based on them.

I've sought help from people living in HOAs in the City-Data Forum but have yet to receive a reply.