The opportunity: Tighten operations around three levers—Cost, Time, and Revenue—while de-risking each flip with disciplined underwriting and execution.1) Cost: Tame Labor & Materials Without Gutting QualityValue-engineer the scopePrioritize visible ROI items: paint, flooring, lighting, curb appeal, kitchens/baths (surface updates > layout changes).Replace, don’t relocate: keep plumbing and electrical in place when possible.Use finish tiers (Economy / Mid / Premium) per neighborhood comp set; avoid over-improvement.Lock pricing earlyGet three-bid packages per trade with identical scopes, photos, and SKUs.Negotiate 30–60 day price locks on materials; ask for bulk-buy or “contractor pack” discounts.Use allowances (e.g., $2.50/sf flooring) with pre-approved SKU lists to control change orders.Build a dependable labor benchMaintain a preferred-vendor roster (primary + backup) for each trade.Offer fast pay terms (e.g., net-7 on verified milestones) in exchange for pricing and priority.Test small jobs first; promote trades to your A-list only after on-time, on-budget performance twice.Standardize to reduce wasteCreate repeatable finish schedules (same trim profile, faucet line, paint palette) so crews work faster and leftovers are reusable.Pre-kit jobs: one delivery per room (box includes all hardware, fixtures, and consumables).Contracting disciplineUse fixed-scope, milestone-based contracts with:Progress draws tied to inspections/photosNo deposit or minimal mobilizationLien waivers at each drawDaily liquidated damages for missed deadlines (after grace period)Written change order policy with price + time impact before work proceeds2) Time: Move Faster to Reduce Carry and RiskFront-load planningWalk the property with all key trades before closing; finalize scope, bids, and schedule ahead of day 1.Pull permits early; choose scopes that avoid structural or major MEP reroutes when timelines matter.Sequencing & overlapSchedule parallel workstreams (e.g., exterior/landscaping while interior demo proceeds).Use a Gantt chart (even a simple spreadsheet) to track trade start/finish, dependencies, and buffers.Daily control15-minute stand-up with GC or project lead each morning (photos + punch list).Two inspections/week: one quality, one progress vs. schedule.Keep critical spares on hand (breakers, valves, GFCIs, common trim, extra boxes of flooring).Tech + templatesSimple tools (Google Drive + shared photo folders, or apps like Buildertrend/Jobber) for scope sheets, punch lists, and photo proof.Use QR codes in rooms linking to the finish schedule for fewer “what goes here?”

@Deep PatelBefore deciding where to put signs, be sure to research local ordinances to avoid fines or signs being taken away by the city.

@Victor ValenciaThere may be some solutions that could work for you, including to avoid or reduce property taxes if that is your primary intent, but I think you're finding few people commenting on your post given the complexities involved, and the number of moving parts. 

REPS can still be helpful in cases where you want to avoid net investment income tax, but it isn’t required for STRs to shelter active income.

Quote from @Dominic Emory: Hey BP community,Looking for some feedback on a creative structure we’re brainstorming.My fiancée’s mom owns several rentals and wants to start passing them down to avoid the 5-year "look back" for medicaid, but she really values the monthly rental income and doesn’t want to lose it as it is part of her retirement plan.

My son-in-law comes to me to discuss some WILD tax avoidance thing.

Avoid Condo's and Townhomes is the HOA does not allow STR or if the HOA is high. 

But, you might be able to piece together enough information scouring Bigger Pockets and avoiding the things people did to lose their investment. 

Hi All,I would like to avoid providing keys to the tenants and just have them setup and control the codes for access.

This avoids co-ownership complications but still shares upside.Tenant-in-Common (TIC): You each own a defined percentage of the property.