I am quite familiar with the IRS rule on prohibited transactions, and there's no rule that prevents co-investing with a disqualified party. 

He is in another house now with his family and does not have the $$$ nor the desire to handle both houses.Are there any creative ways to work a deal that would prevent him from a short sale and at the same time get a deal on the property?

That must be a recent change -- for some reason I thought you could have regular fire prevention in place up to and including 3-family buildings.

Permits or restrictions may prevent signs from staying up too long and you can actually be fined pretty hefty amounts for each sign that is placed too early or that stays up too late after the event.Of course, signs need to be readable from a moving car at a distance.

I also encourage you to get more than one buyer because individuals may have specific situations preventing them from closing on a transaction when you're ready to close.

My only dilemma is that she wasn't good at finance and money management that led to her first bankruptcy, what's preventing her from making another money management mistake as a renter?

My goal is to start doing all my future real estate projects under my LLC to prevent my credit from being beat up as it was with the first flip (750+ to around 660 currently)Business line of credits also seem to be out of the picture as I don't have at least 6 months of financials to show I am a profitable business.My first flip was done with strictly cash and credit cards and don't want to go that route again if I don't need to.Any ideas on financing with my situation?

I found property this spring but it was taken off the market because there were APA restrictions (upstate NY) that prevented a septic from going in because a stream is located on the property.

@Sonia ThiebeauI think most landlords are going to have leases that prevent this sort of thing.

The extra is used to do preventive maintenance like putting new roofs on a schedule, or paying down balloon notes coming due in the future.