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I’ve seen something similar with a friend in San Diego, who bought what he thought was a legal duplex.

Since you're selling the business and real estate to a partner/friend you will have some flexibility in value determination. 

They will also dictate the terms of the loan, how it's filed, qualifications, etc.However, if you mean PML as in your friends/family that have NO experience in real estate and just have money sitting around...then I would certainly to counsel you to lean on some type of mentor or other experienced investor in Houston on what to do. 

In Vermont, LLC formation fees and annual report costs can add up.A good friend of mine, Jason, started with five doors and used a single LLC for his properties initially.

Focus on undervalued neighborhoods with potential for appreciation and partner with an investor-friendly realtor who knows the area.

Is your previous lender a family member or a close friend? 

Here’s a concise response for the post:As a CPA who’s been doing accounting since 2013, I always recommend QuickBooks Online for real estate investors because I find it to be the most user-friendly.

I'm weighing the benefits of paying a premium for turn key vs. working with an investor friendly agent.

I'd love to learn more about your focus as an investor-friendly agent.