My CPA told me that since my income is greater than $150,000 I would not benefit or be able to deduct the rental repairs and expenses on my taxes unless I form a LLC.

Last but not the least, A VERY good property manager who can educate you on a market, help you form a strategy, fit right into your due diligence process, and execute on a clear takeover game plan as soon as you hold title! 

This structure allows you to form a corporation and make your retirement plan a shareholder.  

Can you describe the appreciation concern in more detail and maybe describe how a "typical" deal is structured in a pro forma?  

I'm starting to form a more solid business plan, and working to create investing strategies.

One last thing, be careful if you working on a pro-forma furnished by the realtor, the numbers sometimes are crazy...Hope is gonna help you!!

I'm putting together a Pro Forma from scratch for a potential commercial property I am thinking about buying.

I am buying cheaper condos. 1/1 units about 700 square feet.Purchase Price:$44,900.00Purchase Closing Costs:$1,000.00Estimated Repairs:$5,000.00Total Project Cost:$50,900.00After Repair Value:$50,000.00Monthly Income:$700.00Monthly Expenses:$368.33Monthly Cashflow:$331.67Pro Forma Cap Rate:7.82%NOI:$3,980.00Total Cash Needed:$50,900.00Cash on Cash ROI:7.82%Purchase Cap Rate:8.86%How does that sound? 

I definitely need to form a good relationship with an attorney.

In that structure, you form a C corporation as an active business - real estate development, restaurant, retail store, etc.