The Property Manager usually does light cleaning and repairs between tenants.Recommendations or another way to think about this? 

I also hold a couple of real estate forums in the area for people like yourselves to connect with service providers, GC's, etc. 

They usually say something like Pkg 5-dfw 28 llc, with 10-20 properties in each LLC.

Really sounds like more of a publicity stunt than anything else. 

John I rented a 4 plex i remodled in charleston as the flip market had slowed.. the tax's on it were substantially higher than an owner occ property.. could be the rates were different this was a 1.2 mil prop..

I set my rent standards a little high and realized that rent is actually not that high.. we have a morgage on it and it looks like the house is selling for more than we originally paid 4 years ago.

And an argument could be made that since she doesn't own more than 50% of the property that the entire ownership structure of the property equates to a non-related party for you (much like an LLC). 

Where better than Richmond, VA, a promising location for such an endeavor?

VRM Properties is misleading on their website, not very many details are provided on their loans other than comparisons to a conventional loan.

When you own a couple of units, the odds of there being unexpected vacancies that overlap each other are usually low, but when you acquire more and more real estate, the odds of tenants moving out around similar times increases.