But this contradicts you forming a partnership.I would question the accountant with facts that you found.You may need to look for a new accountant.There are penalties(Fed and State) to consider for failure to file a partnership return.

Weather stripping Doors (rear house door) – better seals, light and air getting into building Glass in same door is cloudy – thermal insulated seal failure Back Decking: The deck band adjacent to the deck steps has cracked, which is causing the deck to exhibit signs of sagging andfailure of the floor structure, which could result in deck collapse.

just sending out some letters when you really don't know what your doing.. is failure 95% or more of the time .. so people get all cranked up maybe pay 10k for a class spend another 3 to 5k on direct mail.. and NOTHING>. done before they start.Its like any business you need a year in the bank in cash.. and then hit it . of course some markets are much better than others those with low value assets were wholesaling tends to be how real estate is transferred.. but in high priced areas.. you need to spend some pretty big money and be on it to succeed.

It may not hurt to do a deal like this as a way to go through process and get failures out of way and learn more.

Same skill set needed to manage a high cash flowing 4 unit.Yes the OP will undoubtedly make a few missteps along the way, but thanks to a low cost/low down payment FHA qualified loan, and a 25% reduction in risk (she will be occupying 1 unit) it will make her chances of complete failure minimal.

I'm sure there's success stories of people in very unique situations who have gone big right away and made something happen, but the truth is most fail at that $70k SF house, and the failure rate on a 10 - 20 unit would be much higher. 

Failure to follow the dispossession of security deposits in Georgia,  can open you up to being on the receiving end of a judgment in excess of the original deposit.You now know that "humanitarian consideration" is costly and isn't good business.  

Cost: Inspection $150 Cleaning w/ Inspection $200 Gutter Cleaning Target Date: January and July Failure to clean the gutters not only causes the gutters themselves to rust and deteriorate but it also begins to cause problems with the roof, fascia boards and soffits.

Let me count the ways:1) Licensing and Entity Set Up2) Establishing Proper Bank Accounts3) Creating a Phone System 4) Having no PM education or experience5) Accounting6) Marketing - Of themselves and the homes they manage7) Application handling with screening8) Lease execution - minimal understanding of how to fill in a lease9) Tenant laws and regulations10) Tenant relations11) Maintenance (I should say that 5 times)12) Make Ready issues13) Security Deposit Itemizations (the most expensive failure you can quantify)14) Failing to seek advice or education 15) Service Animals16) Fair HousingI could go on, but one of the biggest and would considered the "umbrella".....is not providing a quality service to their owners and tenants. 

Knowing your why is crucial because this gives you the strength and purpose to keep going even when opposition stands in your way.Take complete responsibility for your success as we;; as failures in your life: Successful people do not play the victim role.