If not I just disregard.   

They can’t disregard it based on where the tenant found them- such as online.  

In that kind of structure, you will have the property LLC as single member disregarded entity for tax purpose, fully owned by the holding LLC that will be the one entity collecting all the tax reporting duty from all the property LLCs.

I say "theoretical" because there ARE things you can do (without knowing you're doing them) that will legally allow the court to disregard your corporate status and go after personal assets.  

thanks for the input, much appreciated. i will talk to the contractor, but my goal is to cut the bottom plate off, install a new one, then run studs from the new bottom plate to the top plate next to the existing (some rotten) studs. all PT materials will be used since that's not much extra cost. i subscribe to Mike Holmes suggestion "do it right the first time". i just dont like his disregard to cost during the repairs. :)

Although I know I wouldn't do it, I'm pretty sure I'd act offended if they disregarded my offer lol.Thanks again for the advice!

The tax ramifications of holding rental real estate assets inside of an LLC (taxed as a disregarded entity or partnership) vs a corporation are vastly different. 

It seems as if zillow was going in very high just to get some assets and completely disregarded the little known fact that you still have to sell properties for more than you by them.The really sad part is mu wife decided not to sell the property so no over inflated price for me.

If you buy for appreciation only and disregard cash flow, you had better know exactly what you are doing.

I say the 50% "rule" is handy if 1) You're LIVING OFF THE CASH FLOW and 2) You're disregarding TOTAL RETURN.For those who HOLD property for long-term gain, consider a cash-flow of ZERO for 30 years.