But S-Corp has double taxation issues while LLC does not.In LLC you are a member, while S-Corp you are a shareholder (if I remember right).

That's getting into the 75-75-90 rule for REITs:75% of the total assets must be invested in real estate75% of the gross income must come in the form of rents from real property or interest from loans on real property90% of taxable income must be distributed in the form of shareholder dividendsThe last one leads to REITs being one of the higher dividend paying sectors in publicly traded equities.

You need at least 100 shareholders and you need to distribute 90% of your income each year.

Taxable income on the rental was about $6k after depreciation last yearparent plus loan of about $27,000 in forbearance as my daughter is still in schooluse credit cards but pay them off every monthno other debtmy w-2 income is 70k, and I am a shareholder in 2 small businesses where I get approx 25k extra each year my husband makes $92k w-2 incomehave about 60k in savingsis it possible to get a loan while using the heloc for a down payment?

The partnership, corporation or multi-member limited liability company can certainly sell relinquished property held in the entity’s name and then purchase like-kind replacement property to be held by the same entity and still qualify for 1031 Exchange treatment.The difficulties arise when some of the underlying shareholders, partners or members of the multi-member entity wish to go separate ways and attempt to exchange their interests in that entity as part of a 1031 Exchange.

Now all of my rental units are owned only by me personally, or in a company I am the only shareholder in. 

@Bhaskar Pusuluri S Corp shareholders must draw a reasonable salary (you must put yourself wages) and distributions in excess of wages are exempt from self-employment tax.However, "distributions" doesn't necessarily mean cash movement.

In contrast, the institutions aren't the boss of their own businesses, their shareholders are.

C-corps provide absolutely NO ASSET PROTECTION for the officers or directors (other than insurance the company has), but they do provide protection for the shareholders.

Some places will sell you 3 x 30 year leases but the only binding lease recorded at the land office is the initial 30 years.3) Foreigner may own through corporation -  I did it this way where I owned the corporation with Thai shareholders.