What they are is very simple; it’s a corporation that has been incorporated and has never done business and has been sitting on the shelf collecting dust if you will.

Both "may" involve going to ceramic tile from the sheet vinyl you have now.IMO, that floor change is always good, painting or replacing the cabinets depends on how much you can jack your rents.

Upgrades : 2004 steel roof, all windows, 200 amp breakers, plumbing, flooring (ceramic, laminate, cork) and insulation.

So couple questions that are kinda off the topic. but i hope their are some business savy folks here that might be able to assist.I am in the process of filing a corporation for my Consulting business. and have looked at a site called legalzoom.com which claims to be able to incorporate me in the state of california and only charge me like 500bucks total. can anybody vouch for this site and its useful ness?

Is there a local group of REIs that incorporate this into their business model that anyone knows of?

Any recommendations regarding ceramic vs porcelain vs travertine?

Clicking his link takes you to: A1A Incorporation ServicesThe link you mention for sunbiz.org links to the Florida Division of Corporations´ Sunbiz™ web site. 

As a corporation should I open a sole owner LLC or is a better way to incorporate?

Better know who controls the water, corps of engineers, utility owned, state dept, and easement restrictions.Sounds like a HOA with home lots not a condo of attached units, so it's not a condo if your house is the only one standing.There is a process to un-incorporate the HOA and plat.Hard to follow your :-: short cuts, can you get to a keyboard?

I'm not a lawyer or CPA, but here's my research:First, this next link notes that construction (I read this as property management as well) in another state is regarding as conducting business in that state, so 'someone' is paying state taxes should they exist.http://smallbusiness.findlaw.com/incorporation-and-legal-structures/conducting-business-as-a-corporation-or-an-llc-out-of-state.htmlNext, a CPA I trust wrote me:The filing requirements for nonresidents is predicated on the manner in which the underlying entity (the property developer’s or crowdfunder’s LLC) files its tax returns.