When I get involved at the mirco level, walking properties, interacting with renters, hearing the stories, excuses, evicting children, it hurts my soul.

One of my "why"s is my family and especially my son and future children.

Fortunately social security for her children kicked in quick and she is able to afford the mortgage and living expenses however the family of her deceased husband took it upon themselves to file for the death certificate without her on it and send it off to the mortgage company.

Having 4 children is hard, why make it also unpleasant by moving into a duplex?

You really need tenants with nice furniture that live clean and are very cooperative.

When they left on July 17 they said she would be back to following day for her furniture and boxes that filled up the entire garage.

You should look into Series-LLC and see if that's an option for you - then you don't need to worry about this question, as you can place a property in its own children Series-LLC that you can form when needed.As for distribution, you can have one or more per LLC, and that depends on multiple factors:- property class - you might not want to mix A class property with a D class property in the same LLC, due to different tenant level- cash flow - you might want to keep your cash flow cow separate from the ones that barely produce- equity - you might want to keep the one with large equity in its own LLC while you can group the ones with little equity in another LLC (let's say you have one with 50K equity in its own LLC and 3 other each with only 10K in another LLC, till their equity grows to your risk threshold when you move them out in their own LLC).- number of units (in the case of MF)- location of real estateThe investor has to decide what mix is optimal for their situation.

I own my own home and have two toddler children so don’t want to sell and move into a multi family.

Is it really worth spending an hour of your time to sell that piece of equipment with a resale value of 75$ or furniture that takes up 8 square feet and sits around on craigslist for 3 months before it sells?

The only risk we really have is the $75,000 in furniture we own.