I think we can all appreciate the pains of paint.

This plays into the whole investor psychology piece...if you purchase a property and get into a bind and have no exit strategies built in, you stand to lose a lot and hate investing because of it.

Things are booming, but the traffic is an incredible pain.

It is not always a simple matter to move a property to an LLC.But if, after doing several deals you feel confident and competent,then sell the original properties for a profit and begin putting allnew properties into the LLC.From your remark about tenants being hurt I can see that youmay not be psychologically ready to be a landlord.

If they are a problem before they even become a tenant, you can be sure they will be a huge pain in the rear once they DO become a tenant.

I understand your pain: "everone is a real estate agent" :)In actuallity, there are good agents as well as not so good.

And it is a pain to get these problem, tenants out.

But managing property is a bit of a pain, so now I prefer lease options.

Not having one will cause you to be taxed at a much higher tax rate and if you like to give more to uncle then why not.Not having a corporation will bring more liability to you and you will bring the pain home should things head south.

1 Set a realistist list price for the property2 When you reject an offer please let the agent that it listed with know why it is rejected maybe we can bring the transaction together.3 Don't make us pay out of pocket for work done on the property and expenses to maintain it.4 Don't pay a reduced commission and require a referal fee5 Understand when we say the price is to high we can back it up and will and most likely already have.6 If it is in an area that we don't work let us reject the listing without fear that this is the last call we will get.( You don't want to know how much of a pain it is to drive 60 miles to drop off "all original paperwork")7 Don't sit on offers for a week without some kind of communication.