In the eyes of the IRS I believe doing more than 4 in a year makes you a "dealer", but it's my understanding you don't HAVE to have a license to do so.

Since there is a business operation, this is an exception to the rule under the IRS as to depreciation and expenses by a property owner as the tenant has the authority or means to account for expenses and improvements as a leasehold interest.

Please correct me if I'm wrong, I'm no expert, I just read a lot.Ross, as far as your annual property taxes, you are playing the entire amount for the assessed value, which includes the land, and the building.What you deduct is what the IRS sees as a "loss", kind of.

The rent must be received by landlord when it is due AND available for my use on the 1st....not mailed on the first as in "My taxes must be postmarked by the 15th of April not to be considered late by the IRS."

You will just be required to report your LLC income and expenses on a different IRS form along with your 1040.Please let me know if you have any other questions.Tomekia Lloyd, Accountant

The IRS doesn't care who takes the income/expense/credits as long as it only happens once per property per year. 

Real estate investors are more likely to be audited than average taxpayers, so if you are evading taxes you're more likely to get nailed HARD by the IRS.

Mechanics liens, irs liens, masshealth, property tax liens, etc"The properties are vacant, so unless somebody moves back into these properties, should occupancy concern me?

For more reading, go to the source: IRS Publication 527: http://www.irs.gov/publications/p527/index.html

In order to NOT trigger due on sale as per Garn-St Germain or a sale as per IRS code, The "seller" must remain in the trust with a beneficiary interest for the purposes of compliance.