As a result, I’m uncertain if any of the properties have illegal additions or modifications.

Since that one incident, there have been no further leaks, and the water has been on for three days without any additional drips.

@Wiey Underwood Prior to pulling the trigger on a Cost Seg study, you should evaluate 2 things:1 - How much net additional deprecation tax deductions a Cost Seg study would provide: Best way to get this is by requesting a free feasibility analysis from a Cost Seg provider.

I think that equity gains in good areas tend to outstrip the value of cash flow in the long term but if you're pumping money into a rental property you're going to need a hell of a lot of equity to make up for not only the additional funds you put into it, but the opportunity costs lost in that money and the money that's in the property. 

I had a conversation with a Probate/Estate lawyer and he suggested the following but what he said doesn't quite add up to what I have read so I want to see if I am just not understanding or if I am getting bad gouge.Advice was to create WY LLC that owns all properties, that is then "owned" by a land trust for additional anonymity, that the beneficiary is a regular Trust that owns everything else in my name.

There are additional acres to expand on.How did you find this deal and how did you negotiate it?

Architecture did a design and well respected contractor estimated the buildout of 4 plex would be an additional ~800k for total project cost of ~1M. it would be ~1.2M for the 7 plex.  

Interesting addition when you suggest that builders are the only ones to reap any profits. 

I was told I can pay $3k to remove the part of the tree that's hanging over the garage (in addition to the $3k deductible I'm already paying) or I can take the next door neighbor to civil court because the tree over the garage is actually dangerous to the tenant who lives there. 

The Plus subscription would allow you to keep track of each property/project and produce reports for them individually in addition to keeping track of the entire business as a whole.