Hey Sean,As I'm sure you've gathered, a Rockstar GC can be one of the most valuable, and equally, one of the most difficult members of your team to find when you're getting started.

For example, if you expect to get an 8% return, you would take 72/8 which equals 9, meaning it will take 9 years for your investment to double.

Tanner,I am not sure where you are located but first rule of buying in real estate is for a positive NOI where the rents are equal to or greater than the PITI payment.

All other things being equal, is there any benefit to purchasing the third unit in one of the buildings where I already have something?

After she died my sister gets an old trust from my step dad's saying she my sister gets his half of the apartments and that means we split the other half of my mom's equally.

Your 4 financed properties net $250/door - equaling $1,000/month.You might say... geez... for $83/month, why would I want all the extra headache?

Your text deserves an equally thought-through answer, so I will be working on it tonight, when the activities of the day are behind me.

My dad retained a life estate share of the property with both sons having equally divided remaindership.  

My first purchase over 30 years ago the piti equaled the market rent which implies it was cash flow negative when including all expenses.  2012 to 2021 was the good times for RE investing in San Diego, but most people could not see it.  

But in an S-Corp, if you simply *transfer* it to another entity that you own (like a SMLLC), the IRS will treat that transfer as if you sold it to yourself.This is the disconnect.If you originally held the property in a SMLLC, or a partnership, and transferred it to another SMLLC or partnership (IRC 721), there would be no deemed sale (all else being equal.