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Transactional costs are a good factor - - - it kind of takes any equity away in just a short term as you said.

Still lot of number crunching to do.

I'm wondering if the kid is the "manager" of the property - and he's paid a wage, let's say $19,000 per year. It seems lawful that he can put 100% of that in a 401K so he doesn't have to count it as income. And overnight, I'd have a $19,000 loss on the property - to offset rental profits from other properties, and as usual - keep "income" low for things like ACA subsidies.

If I remember right, to be allowed to do that my income would have to be managed to be quite low....OR have a real estate license and be considered a professional, and document that I did some important stuff vis a vis the property.

Often I look at my master life plan and I want to figure out ways to squeeze out another $20k here, $30 k there, it can come in handy on rainy days.
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