For 2024, the annual gift tax exclusion is $18,000 per recipient (rising to $19,000 in 2025), and amounts above this require filing a gift tax return (Form 709).

This attorney should handle creation of your PPM and state filing requirements, but they do not handle the PSA or closing. 

These requirements are solid, keep them: Application: Everyone aged 18 or older must complete an application.

I'll pay so much when demo is done, I'll pay some when painting is done, balance due when the job is complete. 

Yes, sewer clean outs are required on new construction, but on a 1947 rehab house that didn’t have existing clean outs, is it really possible that I can be required to install them?

My experience has been that although I outline the requirements for tenancy in my properties, both brokers and PMs still send people who would qualify for most property owners but do not meet my outlined criteria; and then are SHOCKED when I reject them.  

You won't be able to use conventional financing and must use a non-recourse loan which typically require 40% down.

I got an email today that the BOI requirement was on hold again since the fifth circuit reinstated the injunction today.

If you sell your only overachiever to go with a more leveraged position, you could have 2-3 properties that may cover themselves or even provide a little profit, but when the rental markets shift (and they do), now you have 2-3 properties that all require you to supplement for their shortages. 

You could form an LLC and have the operating agreement that allows your boss to require you to purchase his membership interest (or allow you to purchase his) in a given time frame.