And you would get to indefinitely defer all tax on the gain from the sale.

You can later transfer the property to the LLC, but be aware it might trigger due-on-sale clauses or additional costs.

-Cons: On sale of property, the new owner would have to start from scratch on the income generation.

It means that you, as the purchaser, cannot close on the purchase of the property until (subject to the terms of the contract) the seller identifies a new asset to acquire with the proceeds of the sale. 

REI websites that offer sales data usually offer market rents when you switch to the rents option.

After being in the corporate sales world for about 10 years, I realized that I do not want to return.

It works on sales, so I assume it will work on MTRs.I am also curious about the marketing tools you guys use. 

With record low inventory and sales transactions there's no low hanging fruit.In this market we think the best opportunities are value-add (BRRRR'ish), zoning changes allowing density (ADUs), or seller financing deals (buy a lower rate).

We got out of condo conversions couldn't really sell any of them and transitioned to ground up development of single family homes and three story walkup triplexes on a build to rent model which is much easier for us to manage and our exit isn't a sale it's just a refinance. 

In my case, flood insurance was under $1800/yr and for the numbers made complete sense for me as a good deal with that added cost.4) Flood zone AE does not directly impact resale value, but can reduce the number of buyers considering your property which can lead to slower sale through time and potentially lower prices.