I've seen local market has two distinct trajectory, good house with good neighborhood is selling over the top.But not so good house even in good neighborhood doesnt receive much bid, this is actually opportunity that I'm chasing. 

I believe your distinct knowledge of your marketplace (licensing, restrictions, "hoop jumping") is an advantage and could separate you in an M&A environment Tim. 

The valuation and market value of a multi family property differs from a single family and you want someone that understands the distinctions if you go that route.

@Chris Seveney I think it's important to lend a distinction between Range Forecasting/Predictions and Detail Prognosticating. 

In some jurisdictions, wholesaling may be considered a separate and distinct activity from traditional real estate agency work, and it may require additional licenses or certifications.Generally, real estate agents operate under the supervision and guidance of their sponsoring broker, who assumes responsibility for the actions of their agents.

I think we should make a distinction between properties that are paid off vs properties that still have a mortgage on them.I was thinking for the properties that are paid off to open an LLC with my kid (I only have one child who is in college) and deed those properties into that LLC.1) Question: lets say my son gets married, and then God forbid gets divorced, the LLC should not be affected by the divorce, right?

Second, I think there are 2 distinct aspects for my struggles:The first one is that I bought a building which is mostly studio apartments.

https://www.azag.gov/methArizona is concerned about meth labs, distinctively different from someone using dope in a house.

They made a distinction between primary / secondary / non-primary or rental property.

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