While some states have better protections for LLCs than others, when it comes to real estate courts only want to recognize local protections.

The company was not created to protect the interests of real estate professionals.NAR's mission has always been, and will remain focused on, Realtors' business success.Many years ago, as part of that mission, NAR aligned itself with realtor.com to ensure that at least one portal available to consumers would recognize and promote the true value that our members bring to the real estate transaction.NAR cannot sponsor or encourage a boycott of Zillow.

If your lender takes care of the people you send their way, that's part your value add, and those folks should be made to recognize that as part of the overall package of the value you bring to the table. 

But, I do recognize that a cheap house is not always a deal.

I am a big believer that action speaks but it’s the minute information that I am missing or not aware to recognize to get 1&4 complete as of now.

I did not recognize his voice.

The seller has to recognize gain as well. 

First, way to go to have a reserve and recognize your need for it.  

About 10% of all census tract are QO Zones so this is a pretty wide swath of the nation.Benefits to the Investor:Deferral of the capital gain income invested until the earlier of the date the fund is sold or 12/31/202610% Basis step up in year 55% Basis step up in year 7After holding for 10 years, Basis = FMV and no gain is recognized on sale.There is still a lot that needs to shake out between here and there; but, (as of now) the only way to preserve the option of the deferral is to get funds invested into a QO Fund within 180 days.Hopefully your tax people are on the spot with this; but, it's so new, cut them some slack if they aren't. 

Prior to the owner getting ready to complete a condo conversion, the apartment building is sold to a corporation such that capital gain is recognized on the sale.