Depends on you granite cost....her in LA its only a $120 for a finished 9 foot piece and back splash, Bainbridge Brown the most basic color-pattern.

There is a provision which looks for a pattern of predatory lending and outsourced risk.

There are a few landmines that a tax advisor should go over, and one or two of the steps you listed could be eliminated or done differently.For some reason I can't reply directly to you.In that situation, a transaction between you and the disregarded entity (such as a sale) would generally not be respected for federal income tax purposes.What we generally need is a partnership, S Corp or C Corp.I work with similar fact patterns and we usually see a landbank or similar company acquire raw land, then later sell to an S Corp for development. 

If someone has a habit of catching a robbery case or raping just aboutabout every other year, is there a pattern?

You would only have to recapture the depreciation taken during those two years of rental.Where this can be a powerful ancillary business model for you is if you loosely follow this pattern - 1.

My property taxes go up with no logical pattern (confirmed with other Indy investors) whereas my California properties go up 2% a year (Proposition 13) from the original property tax basis. 

I rehabbed a bathroom once that had linolemum checkered pattern floor but instead of black and white it was blue and yellow. 

If you don't trust the owner's word for whatever reason, I would also ask an inspector to take a look and see if they recognize any signs/patterns that would identify water entry and whether any work has been done or not.Hope this helps.

My normal pattern has been to find rehab and rent properties for the cash flow.

Mortgage rates have been on the rise and will continue to follow similar patterns.