Another time, my PM drove by and took pictures of the trash can in front of the house 2-3 days running, then emailed them to the tenant, stressing they were still in violation of HOA rules and the lease.  

I think you can set up what type of listing you are doing...owner or manager.Maybe keep what you can in your sisters name, but you handle it.

If I was getting a sure thing and even if that sure thing didn't happen I got fat EM it's a no brainer versus a friend who wants the property but needs a bank to approve with all these conditions.

Please let me know if you can help out or recommend someone that can in this area. 

I've tried contacting every wholesaler I can in my area, all seem to talk a big game but none has even presented me with a single property yet.  

You can't easily get a mortgage for a home in an LLC or other entity without putting 20% down, so buying as many as you can in your name will allow you to put less down if you occupy the property.

@ Tim Saboha you must not have ever read any of the previous lazy landlord postsThe series is mostly dedicated to the novice DIY person Strategizing how to tackle jobs that are do able but can seem dauntingThe first where I painted one of the same houses that I am now considering farming out.The lazy in lazy landlord is tongue in cheek.Although I am prepared to do what I can in a property as I acquire more It becomes less efficient So the series evolves as my business model evolvesPerhaps I will paint some and not othersAnother thing to consider A great painter can make a house look stellar where as a novice can make it look quite cheapI have an extremely high standardMy apartments usually are the best in town for the money.My profile pic is my latest apartment By the way I did the floors.So don't take me too seriously In just doing my part to share my experiences in he forums 

They put the first person they can in your house.This is the exact same reason why when something needs fixed I almost always do it myself.

Appreciate a Big Fat Thumbs Up "Vote" for the post!

You can in fact get an LLC loan for just one property.