Raise the rent and get someone decent. 

There may also be costs associated with setting up the accounting for the shells, and preparing inital shell formation meeting minutes, etc...You will also need separate bank accounts, and a war chest of money to defend them if/when needed.Ask your asset protection attorney vs salesperson for a quote on the cost to defend, and how much it will cost to move title to the shells.Find out if moving the title creates a taxable event for you with the IRS re.

They can get complicated from a tax perspective after your death so I would be sure to make your tax professional aware of the situation and make sure they get copies of the trust documents for planning purposes.

Anything under B-Class it sounds like you're going to be way uncomfortable raising your kids there.

Something to be aware of.We've filled vacancies at our medium-term rental in Denver in January before, but had trouble in November and December, so I don't know if the winter is tough or if its simply the holiday season.I'd be more interested in buying the right place whenever it comes up.

Partnership or Syndication: Bringing in additional investors or partners could help you raise the required capital.

Lenders are lining up to provide down payment, “gap” financing, and earnest money deposit financing so that they, with no experience, no capital, and no knowledge can purchase a property they incorrectly analyzed as a good purchase, for “nothing” down.I agree with all but number 8, which requires some explanation.I am personally aware of a half dozen mentors/gurus that have made substantial amounts of money buying and selling real estate.

You do have to be aware of cultural differences and other challenges:- In other countries, workers ALWAYS take their birthdays off- You should inquire about & respect local holidays- Timezone differences of more than 2-4 hours, can lead to mysterious "sick" days.

I was not aware of the self sufficiency test for 3-4 unit properties, that is great to know.

If you did not, they could argue they were not aware they could be fined for this (hard argument but one an attorney could still argue).