thanks for the feedback. since this post, our models have become much more sophisticated, but even then, your advice is helpful! 

Most folks with higher end homes in todays market will be very reluctant to sell sub too as they are too sophisticated or will consult and an attorney and simply wont take the risk of letting someone take over their mortgage without formerly removing their liability.. might be  able talk some into do a Warp though if they want to make money on the delta like we do..

Yes there will be payroll expense and tax return fee, but in the end it is beneficial.

The reason for this is believe it or not the fees increase to more like $4000 per year since an S-Corp needs a payroll service in order for me to pay myself the mandatory W-2 salary.

I still do that as well as some average starter home flips Though not recently due to market conditions last few years.I have crews that are 1099 and others on payroll so I have a mixture depending on the trades and the projects I have on my books.

Property managers that are vertically integrated and have their own handymen, cleaners etc on payroll. 4).

38 items are not complex and frankly any syndication GP that does not include them by default (or most of them) is likely catering to less sophisticated  investors.

Tenants will appreciate the longevity and ease of maintenance that granite countertops offer, reducing the need for frequent replacements and repairs.In addition to their practical advantages, granite countertops add a touch of luxury and sophistication to rental properties.

This probably depends on the level of sophistication of your investors, but I would consider this a kind of "incremental analysis", similar to an incremental IRR calc that could be run on a staged investment. 

Hawaii is a market for sophisticated investors who aren't dependent on cash flow.