We are incorporated & managed by a person who has managed the property since day one in 1978.

My deal now is that I would like to incorporate and start a property management company to put the current properties under and start collecting fees so I have been doing a lot of research and know that the margins may be a little tight because I am working in a sketchier part of town, but I was wondering what kind of things I should be getting together and what you guys think I should do to project this start-up as a reputable company that other owners may want to do business with.

The LA claims that I had to submit articles of incorporation with the offer--the listing never asked for that and I've never had to this this with ANY other offers.So now what!??

I specialize in residential and am looking to incorporate commercial into my portfolio.

I specialize in single family homes and am looking to incorporate multi-units into my portfolio.

I recalled in one of my graduate courses in Corporate Finance the professor started using Laplace's Transform to calculate the Net Present Values of the Cashflows (if you don't know what that is, that's the point... essentially some mathematical technique).The reality is that using a basic calculator (or computer spreadsheet) you can approximate to the degree of accuracy that you need for all practical purposes. 

To be able to minimise the withholding {US} & dividend {Cdn} taxes and control the timing of earnings repatriation you should explore using an U.S.A. incorporated entity which is a child subsidiary (100% owned) of a Canadian corporation.

(a) Except as hereinafter expressly provided, the provisions of this title shall not apply to any of the following classes of securities:...(11) Any security which is a part of an issue offered and sold only to persons resident within a single State or Territory, where the issuer of such security is a person resident and doing business within or, if a corporation, incorporated by and doing business within, such State or Territory"Further, in my state (same as OP) as long as the D-T or note is not sliced and diced, the securities transaction are Exempt Transactions per text in Exempt Transactions in the North Carolina Securities Act:Except as otherwise provided in this Chapter, the following transactions are exempted from G.S. 78A-24 and G.S. 78A-49(d):...(5) Any transaction in a bond or other evidence of indebtedness secured by a lien or security interest in real or personal property, or by an agreement for the sale of real estate or chattels, if the entire security interest or agreement, together with all the bonds or other evidences of indebtedness secured thereby, is offered and sold as a unit.If they are selling other people's real estate or putting buyers and sellers together, then the state's Real Estate commission may raise an eyebrow.

I moved back to my home state (Massachusetts) in 2008 and have been in Corporate America since.

You could incorporate the terms of a deed of trust in a CFD, but this needs to be accomplished by a local attorney, not a guru.