Most professionals will recommend a separate LLC for every $1 million in assets but I don't think that's necessary.

Also, I just read that the the 2024 lifetime gift limit is $13.61 million and I will NEVER approach that amount.

I was looking at an attractive rental but it looks like the land value is 75+% of the value, so I would be paying a ton get very little tax benefit. 

In order to do this you need to have deal flow and you need to know 1) How to recognize a good, profitable deal, 2) How to put together funds quickly to buy the deal before someone else does and in such a way where you are protected and the deal is protected, 3) How to run the project so that you follow the budget and don't overspend or overbuild, 4) How to attract an end buyer or a renter and which documents to use to protect yourself and the buyer, 5) If you are going to keep the property then you need to know how to set up the property from the start to best help you in the refinance later, and 6) You need to know how you are planning on managing the property from the beginning in order to make sure it will be profitable at the end.

For investors looking to maximize returns while managing risk, here’s why this type of deal stands out compared to Treasuries.Treasuries: Safety with Limited UpsideTreasuries are an attractive option for those seeking safety, especially short-term bonds with maturities of one year or less.

There are several "real estate programs" out of their that the FTC made return millions to people. 

Could be the tenant is not using the service, doing something to attract roaches or the exterminator isn't doing their job.

It also matters where the home is located, and what the weather, type of tenants it attracts/has been attracting, etc. other factors are.

. $10 million equity), etc.

LLC "A" has a commercial property, no loan/debt, with a 15 year NNN left on it valued at 5-6 Million (recently a broker offered us this if we were interestd in selling).