If you can only attract voucher recipients either the rent amount you are requesting or the condition is sub par.

You must allow the recipient to opt out. 

Personalizing your message to the individual recipient is the best way to avoid this.

I've done it at times, sometimes 6 figures, but always do it so that there's no tax burden on my recipient.

Following this discovery, he promptly contacted his attorney to dissolve the LLC.Additional Questionable Entities:Dogwood Capital InvestmentsM&M Capital Finance LLCKey Takeaways:Conduct Thorough Research: Always verify a company's registration with state and local authorities.Scrutinize Documentation: Examine identification and corporate documents closely for inconsistencies.Verify Contact Information: Ensure that all provided phone numbers and addresses are legitimate and connected to the entity.Be Cautious with Payment: Avoid wiring funds without extensive verification of the recipient's identity and legitimacy.While the majority of direct and private lenders operate ethically, even a single fraudulent interaction can damage your reputation and finances.

If they gift the land, it falls under the annual gift tax exclusion ($18,000 per recipient in 2024) or the lifetime gift exemption ($13.61 million in 2024).

It is my understanding that the new owner will have the house at the cost basis of my purchase price, for calculating capital gains taxes or depreciation.For gift tax purposes for you - FMV.For capital gain tax purposes for the recipient - your original basis/purchase price 

At any given time there are countless C/D neighborhood properties in Philadelphia that can be leased to a section 8 voucher recipient that cash flows well. 

For 2024, the annual gift tax exclusion is $18,000 per recipient (rising to $19,000 in 2025), and amounts above this require filing a gift tax return (Form 709).

It sounds like you're in a solid position, and taking the time to stabilize before moving on to the next deal is a smart approach.