I believe it's in our standard state real estate contract addendum.Here's what I found online about how this works in general:http://info.legalzoom.com/incorporating-addendum-contract-23653.htmlThough that doesn't really help much...

They require a one page questionnaire signed by the applicant, which we’ve incorporated into our application process.

All that said, I vote for 12-13% cap on a small C multi, which would incorporate the cost of professional management/leasing (whether used or not), at least $350/unit/year of capital reserves, turn maintenance expressed as a function of the vacancy rate and average tenancy (i.e. $600 per turn, which if assumed to occur every 18 mths, then turn cost averages $400/yr), and other repairs/maint at 5%/yr.

I would incorporate it into the lease. 

My business cc doesn't show up on my personal credit report.If your going to be purchasing properties with your LLC you will still have to personally guarantee the loan but it will not show up on your personal credit report.If you have really good credit you may also be able to set up a business line of credit with a local bank as long as you sign a personal guarantee.Your bank is going to want your tax ID as well as your "Article of incorporation" and your "Operating Agreement" for you LLC before they will loan money to you.

So are you incorporated at all and do you keep your properties or flip them.

Can someone please explain why it is better to form an LLC rather than Incorporating when starting a real estate investing business?

I'm in business for myself and the first thing I did was get insurance and get incorporated.

Can anyone recommend a good legal expert in corporate structuring and asset protection?

I did one this week that cost me $350 and came with a simple operating agreement and a seal for the llc.I'm more confused than before, because I was under the impression that one LLC protects you from litigation on all of the deals that you do under that LLC.I've read that incorporating in Delaware or Nevada is advantageous, but that there are disadvantages of incorporating in a state that you don't reside in.