. • Substantially All Participation Test: Your participation constitutes substantially all of the participation of all individuals involved in the activity (including non-owners like a cleaning service). • 100-Hour and More Than Anyone Else Test: You participate for more than 100 hours, and no other single individual (owner or non-owner) participates for more hours than you do. • Significant Participation Activity (SPA) Test: The activity is a significant participation activity (more than 100 hours), and your aggregate participation in all SPAs during the year exceeds 500 hours. 

In addition, my state has a anti bogus ESA law (AB468), that may or may not be enforceable, regarding what constitutes a legal ESA.  

It’s great if you want full accounting and advanced reporting, but for 30 units you might be paying for more than you need right now.Note: This information is for educational and informational purposes only and does not constitute legal, tax, financial, or investment advice.

My firm does not handle this type of practice, but I often recommend starting with the state bar association and Martindale.com to find quality representation if you're starting from scratch.Note: This information is for educational and informational purposes only and does not constitute legal, tax, financial, or investment advice.

And having the press and the government promoting forbearance like its a constitutional right really throws a wrench into the works.

To answer your question more accurately, I need a bit more detail, as what constitutes a good deal varies from one investor to another.

The nice thing is that Land Trusts are often much cheaper to setup, have no annual fee (they are not filed with the state), and don't even need to have their own bank accounts (all banking/accounting can be done at the FL LLC level).The idea behind separate entities for each property, be it cells, land trusts (FL), or LLCs, is to silo off the assets from each other to prevent one assets liabilities from exposing other assets, thereby minimizing the amount of exposure that you have to a single lawsuit or incident.Note: This information is foreducational and informational purposes only and does not constitute legal,tax, or financial advice.

Also, notify your insurer about the LLC’s role.Disclaimer: This information is provided for general informational purposes only and does not constitute legal advice.

I would say that any reduction of 1245 assets in a 1031 exchange with a cost segregation study would constitute boot, and the 15% rule should be considered.

If you you have kept any of the properties in your rental portfolio I recommend getting an estimate on a cost segregation study to see how that could help.Brian Kiczula | CostSegRxCost Segregation Specialist Note: This information is for educational and informational purposes only and does not constitute legal, tax, financial, or investment advice.