We would like to take advantage of the tax exclusion of gain for married couples of $500,000.

I have a couple questions.- Does anyone know how to properly structure an LLC?

Like doing some of the hands-on construction work yourself (for example)

Based on that information I'd recommend reaching out to a couple builders in the area to see what their options are for someone in your position. 

Figure an almost guaranteed 5-6% for the realtors, a couple percent for the government’s money hungry hands, and a couple percent in either concessions, repairs, additional expenses etc. 

My partners and I closed a 6 figure deal a couple of weeks ago. 

Keep up the fantastic work, and let's continue achieving remarkable success hand in hand!

I've sent out a couple hundred letters to owners in the area.

I 've posted a couple of deals that give you an idea of how we teach things should be done.How To Analyze If A Flip Will Cash Flow - The Numbers That Workhttps://www.biggerpockets.com/forums/311/topics/1073200-how-...Subject To – Why You Need Money To Buy Using "Subject To" (SubTo) - Safely, Legallyhttps://www.biggerpockets.com/forums/311/topics/1141313-subj...I'd be happy to go over these with you or anyone with an interest.

Merced is a nice little town with potential for growth coming from the UC that has been growing at a nice tick for the last couple years.