I spend an inordinate amount of time trying to fight against the tide of YouTube gurus that encourage brand-new investors to set up an LLC before even buying their first home.

These areas will require a good amount of on the ground knowledge that you probably don't want to spend the time getting. 

If they own nothing then probably makes no sense to even spend money on attorney

I would have to guess they easily spend six figures a year on marketing.

(REPS)A real estate professional for tax purposes is someone who materially participates in real estate trades or businesses, spending more than 750 hours a year and over half of their working time on real estate activities.

you spend a lot of time trolling Pace on this Forum.  

It's just like people wanting me to broker their deals as NNN investor and used to buying houses and they think 400k is lot of money then I tell them minimum for good area and commercial tenant 1 million plus down payment and 3 million and up price.In their mind it's tough to spend that kind of money.

I already a have installed a couple in the past and I spend about $225 on each for annual flushing and cleaning.

My recommendation is to start by truly understanding what owning your properties in an LLC will do for you before spending money on entity formation and the subsequent transactional costs.

They are also two zip codes you can get burned on really easily if you don't know the neighborhoods and don't spend the time doing your due diligence.