This isn't a guy who works in corporate America.  

The incorporation cost are quite minimal in comparison to the cost of acquiring a property and possible exposure you would have personally if things go left.

Incorporating cost segregation into your business can be an asset.

I know that Keller Williams encourages brand building and I have seen plenty of for sale signs that you have to really look to find the KW logo, but I don't know if they or other brokers draw the line at incorporating.  

It's different than a builder who incorporates and develops a land and sell the houses afterward with a Warranty Deed.

Incorporation and asset protection is a legal matter, best discussed with a *local* attorney with familiarity in real estate investment.

The parcel is zoned single family agricultural, but is in a gray area of being grandfathered in. pre city incorporation construction so the county shows it as a 2 building 1 parcel, city would want evidence from the county and to make a final decision. $125 and some foot work and we would have an answer.The seller has a mortgage recorded only a few years back and we estimate they owe $126k, they are selling for $149k.

If you do get stuck with it and your tenants don't pay you back, you could withhold it from their security deposit (assuming you gave them a copy of the rules when they signed their lease and incorporated them into the lease).

I went from making 6 figures to 7 figures very quickly because I took the principles of black jack and incorporated them obsessively in business.  

Finally, any sales or transfers of property out can trigger big taxable events in corporations that have to be paid then, instead of maybe being deferred to the future in a partnership or sole prop situation.