Actually one contracting company is incorporated whereas the other G.C is organized as a simple sole proprietorship.

No government agency have instructed any bank that the "Customer Identification Program" means the business must be incorporated in any specific state.

I am a Realtor who at first wanted to keep my full time job in corporate america for the benefits and to subsidize my income until my career took off.

If I buy this now then maybe I can't buy something else I might want later.”Thank you, that is exactly the kind of thinking I want to incorporate.

Where you incorporate the LLC is also important.

I find that most arbitrage "naysayers" have not done rental arbitrage and are afraid of the risks, all of which can be mitigated (with simple contracts, sublet & lease termination agreements, STR insurance, etc.)I have been growing a 25-unit rental arbitrage & furnished rental business for the past 3 years in and around San Francisco since I left a 25-year career in corporate America. 

4%, 5%  I want incorporate all the planned and actual expenses for the property when I am reviewing the underwriting. 

It is best practice to incorporate repairs into your underwriting.4.

I will say this though...if you can get a duplex or triplex up there, you can incorporate long term for  one or two of the units, while leaving one unit as a short term or personal use.

My property managers are all incorporated so its my understanding that no 1099 misc needs to be issued by me to them for their monthly retained fee, they in turn do issue 1099s to all unincorporated independent contractors that perform work on my properties.So even though I do claim 199A QBI benefits for all my Rental Real Estate activities (as they satisfy the 162 trade or business standard), I assume there is still no requirement that I file a 1099 Misc as I make no payments to unincorporated independent contractors?