To avoid, or at least be able to sue a scum buyer who goes around your offer after he/she learns of it, use a document common in corporate transactions.

I'd really advise you to talk to an tax accountant with real estate investment experience before you incorporate in any way.

My second question - how many of you have incorporated your real estate holdings into an LLC to redirect liability away from you, the owner?

I have read conflicting advice on what state to incorporate an LLC in to hold investment property.

I have decided that there's no way I could incorporate property management into my service now...just too much.

In my opinion, the median cost of a home divided by the median household income is a BIG measure, because it incorporates so many other measuers including unemployment.  

Does not seem to work, unless you're already incorporated.

Talk to your attorney but from what I've seen most recommend incorporating in your home state.Pull up the LA City code re business tax, I think you'll find that while they base city tax on gross receipts (even if you lose money) there is an exemption if you make less than $1mil/yr.  

However, we already incorporated an LLC and I am inclined to put the property on there?

But the main point everyone misses is how to incorporate your business day to day processes, systems and management into one software.