I would recommend that regardless of market you decide to invest in that you find a fellow investor/realtor that can help you purchase in the neighborhoods that make for ideal long term rentals.

No- even if the son has an LLC with an EIN he does not need a new one. 

Currently have a duplex I’ve been in 3 yearsMortgage 3.65% pmt $850Tenant pays $875Heloc $30k——monthly $291The issue I am running into isRates are so high right now and it’s a lot harder to find another that will cover full mortgage.Does it make sense to leave somewhere that it is full covered to go to one that is not?

As a property owner, I get a lot of these calls.

One time a prospective tenant said they had their own refrigerator and asked if we could remove ours.

I believe a large portion of the users on here owe at least a small portion, if not a large portion, of their success to this community.  

Shoot me a list of questions so I can address your specific needs.

I asked him to replace  two bathroom sconces and one kitchen light ,which he did - but told me it took him four hours because there was a wiring problem. 

My Dallas property has been one of my best investments, but it's only been about 9 months. 

@Jay Fayz Do you have a source of regular income?