My plan is to keep sinking my teeth into growing and scaling so at some point I can bring some value to the table in Jay's eyes and do a deal with him.It's truly amazing how many niches there are in real estate.

Well Jenn the great news is if you say your prayers, go to bed early, brush your teeth and work hard one day someone may post online about how much they want you to get mauled by a dog too......

Ah, but with that LLC will come a magical corporate veil that the local district management judge won't be able to pierce, perhaps with his penetrating judicial lance...It's all a load of hocus-pocus baloney telling us that without that LLC, we're at the judge's mercy and his big bad black judicial lance will come penetrating in tender, sensitive places that make us squeal and call out for our mommies. 

Thanks for your thoughts and ideas I know this was a pretty vague topic and maybe should be posted in the "discontent with the rat race/socioeconomic structures that seem trap people in them based on class for life while they perpetually struggle to get a bite of the carrot that perpetually dangles just out of reach from their hungry teeth" section...

Most likely nobody will get sued if a Chihuahua sinks a couple tiny teeth in, but if you are a mauled by a Pit Bull, you are going to sue.

Certainly a regional, community and even neighborhood sensitivity.

Cut my teeth in the 90's and early 2000's with Tech, built and sold a few tech companies.

Definately a sensitive environment.

There are site sensitivity restrictions, fire and building code (if you are separating between floors for up down you need to fire rate the floor like you would fire rate the party walls that separate units, which can get expensive), etc..As Travis mentioned, once it becomes up down, it's no longer a duplex or townhome, it's a condo.  

Write that list in Sharpie on your bathroom mirror so you have to look at it every day when you brush your teeth.