@Samantha Miller  the only loan I can think of that doesn't allow any type of income to be produce by the property is a USDA loan.

You will have to decipher what's required and produce it or more than likely engage and hire an architect/engineer.  

For this purpose, section 267(b) and 707(b) definitions of a related party is used but substituting 20% instead of 50%.Who are Eligible Taxpayers that can make the election The statutory language suggests that the taxpayer that sold the property producing the gain being deferred must be taxpayer making the investment in the QO Fund.

Each deal that I have produced, I have had to agree to split with a friend, who has a very large cash buyers list.

Then produce a P&L statement for my 1/2 to take to my tax guy?

I bought it fully occupied and up to date with each door producing $400-500 each month.

The loans are based on the NOI that the property produces not solely on your bank account and credit.

@Rian Ash - I don't understand the question.What and how much tax your investors pay is up to them - how their entities are structured, how much income they produce vs. how much they have in write offs.Whether or not your investors pay tax has nothing to do with what you pay them.

In the lower priced properties in our area ($45-70K), we are able to produce a better product (with a warranty), and a better management experience than what most OOS investors can do on their own. 

With a current value of $330K, rent at $1800, you will not produce any positive cash flow, it will be negative.