I agree that 401k's (self administered, AKA solo k plans) are far superior to SDIRA's.

Its when your improvement or land is superior in features as compared to the typical expectations of a particular market.

1) if it's an actual corporation, what advantages are you finding that are superior to the extremely low-maintenance Arizona LLC?

It allows you to buy up to 4 units with as little as 5% down, and is a far superior loan to the 3.5% FHA loan in my opinion!

What am I missing or are there superior opportunities?

I have no problems with the negotiation process as long as the buyer understand that the business has costs and we need to make money as well, so that we can continue to provide the superior services that we do. 

Randall Maxton offered this: "If you do Options, sandwich Lease Options, quick-turn flips, assignments [stuff  other than buy-and-hold], an S corp is superior to an LLC." 

Bottom line was that its a horrible investment compared to the stock market, mutual funds, and real estate....its loaded with fees that eat the returns etc etc...... so if you are looking to protect your family in the event that you die etc, term life is far superior and WAY cheaper.

Its just indicative of the value and that you have to get superior rents to compensate. 

Having a customer that we can build a long term relationship based on a superior level of customer service is equally a number one priority for us!