But, I am not willing to commit to 50 years (if I am lucky) of never harvesting material equity from my rental properties at this time so that she can inherit potentially millions or tens of millions of 2074 dollars at stepped up basis.I plan to pay the tax man and spend some of my money at some point.

Every dollar saved in utilities is a dollar straight to the bottom line. 

This reminds me of the discussion around pricing things at $x.99 instead of $x+1.00.EXAMPLE: $4.99 instead of $5.00Everyone "knows" that the price in the example is basically $5.So, why do billion dollar companies, spending more on marketing departments than everyone's combined income on this thread, STILL use the $x.99 pricing format?

They basically trying to sell vacant abandon homes for top dollar that have huge problems, they will even send you the comps in the area.

Quote from @Michael Smythe: Besides MANY self-labeled "gurus" exaggerating their success, many of them just supply readily available info.If you're too busy to find the info and are willing to pay for it, no problem as you accept their time vs money solution.REGARDING S8 GURU ISSUES SPECIFICALLYMost of them don't share all the facts about how Section 8 actually works.They claim you can get HIGHER rent from S8 tenants vs private-paying tenants.Why would the government allow our tax dollars to be spent this way?

Seems like you're just a marketer working on a contract basis (not that I'm defending the program or even saying it's legitimate).in CA you for sure need one of three things if your going to be doing loans for others.RE Brokers license like myself Its how I ran my HML company for years in Oakland CA. we had a 50 million dollar book.Consumer finance license.Or MLO with NMLS registrationOne of those 3 if your going to make fee's brokering loans..

Since then, Chewy, Auto Zone, AT&T, Dollar Tree have all built distribution centers in the area. 

A good real estate accountant can save you thousands of dollars by leveraging entity selection and formation, tax deductions, cost segregations, bonus depreciation and tax planning.I recommend finding an accountant who specializes in real estate taxation, business taxation, financial planning and tax planning.You may want to consider working with your accountant remotely to expand your options.I would also recommend looking for a accountant willing to work with you throughout the year.

We buy $1-2M+ a month and do not have to spend a dollar on marketing to find deals. 

I live in Detroit but envision running the investment as a business, not a third job: Pay top dollar for the best PMC.