I would see a "legal mess" stemming from inappropriately choosing a tenant over another (black/white, kids/no kids, gay/straight, the usual bad decisions of fair housing)...treat S-8 folks as a standard tenant really, it's not difficult to get started.What you do need to know is that the S-8 process is SLOW!!!

More usage of infrastructure, but same old infrastructure.

Would anyone know of a company that analyzes a property's water usage and then installs new appliances to mitigate the cost?

Your agent should be able to receive a record of property usage of utility through the city utility per year to compare shoe box paper. 

This is the only way the land could be considered “shared” - and it is shared usage and cost of upkeep, but not ownership.

They have all but accused me of inappropriate relationship with the city Manager & have gotten Tv & newspapers foaming at the mouth to keep this center stage.

Sounds like you are doing ok and once you get rid of the final headaches, could turn into a nice hold for you.Keep us updated.Have you instituted a RUBBS system (Residential Utility Bill Back System) to reduce your utility expenses and hold tenants accountable for their own usage?

(although you can lower the tax bill with smart dividend usage).Insurance can replace the protection of a corporation to a limited extent, but you should sit down with a California attorney to discuss those issues (you can incorporate yourself)Starting an LLC isn't that difficult but it all depends on your risk tolerance.

Call the utility co and check electric and gas usage to see where it will put you in your monthly expenses.

We have 2 investment properties that we need to refinance.Credit: 613 (Low mostly because of high Credit Card usage to complete the project.)Income $140K/yr, No personal mortgage Location: Phillipsburg, NJProperty 1:4 units (fully rented out) including 3 garages that rented separately.