I can barely get firms to look at columbus with 10x years of experience thats mostly for ground up. the average house cost is still less than 100k which means you have a lot of houses to tear down still to create a housing shortage. the economics don't make it favorable for any type of investing but turn key or maybe ground up in the urban core which works in any city. but compare any of these cities, I'll take Indianapolis, Chicago, Minneapolis, and columbus and Milwaukee and pass on the rest. 

Directly to your distribution question: you can have one or more per LLC, and that depends on multiple factors:- property class - you might not want to mix A class property with a D class property in the same LLC, due to different tenant level- cash flow - you might want to keep your cash flow cow separate from the ones that barely produce- equity - you might want to keep the one with large equity in its own LLC while you can group the ones with little equity in another LLC (let's say you have one with 50K equity in its own LLC and 3 other each with only 10K in another LLC, till their equity grows to your risk threshold when you move them out in their own LLC).- number of units (in the case of MF)- location of real estateThe investor has to decide what mix is optimal for their situation.4.

She is barely breaking even now thanks to the taxes.

I took over 2 duplexes with tenants that are not paying or barely paying.

Even if you did a horrible, barely cash flowing property with the $155k, it'll still net the difference + some.Don't get caught up on the "I don't want to lose my rate".

The other barely paying or not paying at all.

Home appreciation has been still quite solid.Most of the rents went up barely, if not just trended flat.

Now that it's a rental the home barely cashflows due to expenses and the high mortgage.

Parent A and parent B are married and paid the mortgage in full.

Once I finish renovations it will be worth 175k bare minimumMy question: what is the best way to start from here?