Yes, it costs a lot to go with REI Nation, and the cash flow is low, but they have an excellent reputation.

Anyone know an inexpensive and reputable structural engineer? 

@Danielle TranI am a loud critic of transferring properties to LLC’s when it is residential, but for commercial properties I do recommend those be held in a LLC.I would speak to you accountant and an attorney in regards to understanding the tax consequences as well as the attorney regarding liability of the commercial property.

There’s tax consequences for the partner who is exiting as well as basis issues the accountant should weigh in on. 

What are the consequences for not filing or how do I go about filing it myself this year?

Where have you successfully found reputable, investor-friendly lenders in the past?

I'm known in my market as an investor-friendly Realtor, and people bring me deals based on this reputation.

There are certainly consequences for that.

My recomendation to you is to talk to a few reputable property management companies first, check the zip codes/ areas they work and then start your research from there. 

They will still match you with CPAs with KNOWN poor reputations and a long history of client complaints/issues as happened with me.