Real estate advantages come from long term holds.

Plus, there’s a strategic advantage: I can live in one unit and rent out the other.

I started when I was married with 2 kids, and a full-time job, It was not easy when you have others who depend on you, and I was living paycheck to paycheckYou have time, so take advantage now if we can

If you don't have any trustworthy boots on the ground and you're an out of state investor you can easily get taken advantage of by contractors, real estate agents, wholesellers, etc.I would be happy to assist and connect you with our brokerage if you're interested.

I also thought there were tax advantages to having an LLC I.e home offices, trust for after death not having probate / death tax etc.

And the other advantage is that you're able to use a 15 or even a 10 year depreciation schedule vs. the conventional 30 year which is also a huge benefit to owners.

Competitive Edge: The immediate cash flow available from a cost segregation study could give you an advantage against competitors as you may have more liquidity available to purchase a new property than those who aren’t utilizing cost segregation.

Is there any advantage to selling  sub to? 

Even if demand increases any advantage to the side of demand will only ever be short lived, as there is endless cheap land out there for supply to quickly catch up and surpass that demand.

Or is it more advantageous to keep renting and buy an investment property to rent out instead?