., but I think its a fantastic way to get started in real estate because you don't have to do nearly as much work as if you were doing your own BRRRR or flip, but you're still getting the benefit of the cash flow and owning 100% of a property. 

You can decrease or completely eliminate your monthly housing expenses, cashflow on top of that, gain appreciation, benefit from the tax advantages etc. 

That ensures that the IRS will get some taxation benefit from the sale. 

Clustering can be done on your own or with your friends (or other investors) and it can have huge ancillary and strategical benefits as part of an overall investment strategy or portfolio.On your own, you would cluster by buying properties very close to one another.

Are you talking about the benefits you bring to the table if they go with you?

And the remaining % will be an investment property which you will get tax benefits from using as a rental.

Other benefits include:30 Year FixedLLC vesting allowedNo cap on the # of rentals owned Rates in the 4s/5s for the most part

In order for that assignment agreement to be a valid contract, there needs to be consideration (i.e. some sort value or benefit exchanged between the parties).

But if I get great deals dropped off at my house or mailed or messaged I know it is likely not going to benefit me. 

You get the benefit of putting less money down than by financing as an investment, and your interest rate will be lower.