In many beach markets however, having a pool is important and can increase revenue substantially as opposed to not. 

But perhaps it is different with an LLC as opposed to an LLP.

I was happy to see you said your current bf would "pay you rent" as opposed to buying the house together.

I have yet to have a BP poster explain to me why a Wyoming LLC as opposed to an LLC in the state where the property is located will prevent a plaintiffs attorney from filing a claim against the whomever is listed on title when a premises liability issue arises amongst other common real estate investor/landlord claims. 

You as the business owner are ultimately responsible (legally and ethically) for the actions taken under that mantle.As the OP stated, this is a new business relationship, and in my opinion there is much more downside to being laissez faire at this point as opposed to "hands on."

I'm really not opposed to investing in AR. 

I'm not grossly opposed to SFH if it is much cheaper, but do to the spacing between dwellings per city code I could fit more doors on this plot if building duplex.

As opposed to using your 401k and paying all kinds of penalties? 

I am looking at structuring a deal and I'm worried the DSCR will be too low and the deal may benefit from restructuring by purchasing the 2 vacant out of the 12 otherwise occupied units with hard money as opposed to trying to purchase all 12 with a institutional loan just because I'm worried the 2 vacancies will drag down the DSCR for the new purchase.    

My question is about holding the property under an LLC, as opposed to holding it under my name.