It seems to me there is one extra person in the this equation....I would think if I'm paying for a lead that leads me to a deal I close, that lead should be with the actual seller and not another wholesaler if I'm doing all my own negotiations???

Also, you can do some advertising for short sale leads, and let the leads contact the realtor.

Transfer tax in Philly is 3% and PA 1%, so this is a big impact of even considering this.Any help that anyone can provide is much appreciated.As Bill Gulley (thanks for the @mention heads up) already pointed out, that transfer will be considered a taxable event for real estate transfer tax purposes by the PA Dept of Revenue.

We open llc for liability purpose.

That is usually one of the things to consider when looking to reduce expenses / improve net income.For the purposes of 1031 exchange, you should consider what your basis is in this property.

Great points made above....Here is some better advice as to my last suggestion of just pouring the floor...LOLGet that sub that has more experience with the city and incorporate him as your lead contractor to deal with the city as you go along, pay him a bit more to act as the GC in areas of running the job per the plans and specs, with you having final authority.

Some clarifications if I may:You can title a property in the name of an LLC that is owned by your SDIRA or Solo k; however, it must be an LLC that is newly formed for the purpose of your SD account funding it.

Meaning...You need sellers and buyer leads.

We would help the students set up marketing, and when they got leads, they would expect us to handle them for them.

I guess what I really should say is that these are the areas I am currently looking in and considering for future purposes.