I still have some “rogue” IRA’s that I will consolidate into another self-directed IRA for REI purposes.Investing is a state of mind and each person has their own level of risk and ideas as to what is a good and bad investment.

I'd like an easier way of getting a receipt to attach to my PM software, the ability for my residents to pay bi-weekly, and a more consolidated review of payments made. 

It's a huge industry that's undergoing consolidation by public and private REITs.

IE lots of record .. then first step is to do a consolidation and wipe out the map if the county city will allow it.. then start over. 

We've tried going the route of debt consolidation.

You might start looking at 4 plexes and apartment buildings, but for now consolidate what you have. 

Since you've got the 45 and 180 day calendar staring you down you really don't also want the uncertainty of a refi at the same time.I'm guessing your consolidating B, C,and D to purchase a larger asset?

Your going to need to start consolidating properties under entities, otherwise welcome to entirely hell.We keep accounts for each entirely as needed, but run everything through the management company accounts.

The upper unit will be move-in ready in 2 weeks.Now, we are thinking of selling the property and buying another that just popped up on the market right next to our other property to consolidate our properties closer to each other.Purchase price: ~$20KRepairs/expenses: ~$5KSale price: $40KProfit/gain: $15KHow will the profit of $15K be taxed?

@Ricardo A Perez I'll try to consolidate some of the responses...You do NOT pay tax on cash flow; you pay tax on taxable income.