There are a handful of states that have 0 capital gains tax, and it seems WA may have some exclusions for RE (confirm with a specialist); however, state level tax is smaller than fed level.

@Bruce LesherAre you looking for someone local or are you open to working with some of the specialists on this site?

Hi BP members, does anyone know of a foundation specialist in the Metro Atlanta area that they recommend. 

I would however have some skin in the game.

There are several real estate CPA specialists here on the forums. 

I had no issue sending correspondence to those who did not put applications in however I am having writers block when considering those who gave me money for the screening process and genuinely hoped to get good news.I know this business takes thick skin, I don't have a problem delivering bad news.  

This amount would be my "skin in the game" for a hard money loan.

It's even worse when the contractor/partner has no skin in the game.Now, in your particular scenario, the contractor is finding the deal and doing the work.

Often there are tax specialists who will do the tax filing and strategies and a bookkeeper will do the bookkeeping/accounting, even if they are in the same firm.

I saw 7 specialists, took countless tests and exams and no one could help me or find the answers.