I am mainly invested in midwest markets Memphis and Detroit where there is solid cash flow and apprecation has been good as well.

Other than that, not factoring in replacement costs, big ticket item expenses, and not having any reserves are some main ones that come up. 

An LLC could simplify bookkeeping and structure your growing investments, but its main advantage would be in organization and liability rather than immediate tax savings.

I did make a profile attached to my main profile mostly because my husband sells stuff and he has no FB but I have not had an opportunity to use it. 

What are the best practices for listing a property to virtue signal that there will be a buyers agent commission paid by the seller based on buyer agent behavior such as ensuruing that the offer contains an appraisal gap coverage, waives inspection and other elements that are desirable by sellers?

Is the time constraint the main reason you’d recommend a PM? 

My main concern is regarding cost-basis and future capital gains tax when I ultimately sale the property. 

My only thought is the common element over 3 years is the owner. 

My main concern is how long it takes to process deals after placing an offer.

One of the main reasons for prices soaring is real estate investor demand for 2-family properties.