Going the commercial route will cost you lots more in terms of insurance and financing @Michelle T.If you plan to have a portfolio lender and a portfolio of lots of little houses then an LLC will probably be required by your insurance co as you will have a commercial enterprise.

If you are DBA as "Matt Liu Enterprises", unless you believe there's someone else out there interested in using your name, or you plan on becoming the next Microsoft, I wouldn't worry about it too much. 

But hey if someone is interested in bidding for tax deeds, knock yourself out here is the info below per the DC.Gov website (note phone numbers, emails, links and contact info are DC government) http://dc.gov/node/409122 Discount Tax SaleNotice is hereby given that all real properties, which were bid back to the District of Columbia during the July 2015 Real Property Tax Sale and were not sold at the subsequent special deed sale and have not been redeemed, will be offered for sale by the Office of Tax and Revenue (

Subsequently, items were stolen from the garage.  

The subsequent buyer could be an investor and it might be more valuable to them as occupiedOwner occupied loans give a buyer 60 days to occupy the property, therefore there is plenty of time to remove a month to month tenant

A subsequent LL could do their due diligence and not have any indication of a past issue. 

Another (a commercial property) we checked & subsequently learned that the owner had been very ill & the business was failing so it may be a good buy.I take a pic of each page I am interested in with my phone.

The New Owner would need to establish a Homestead Exemption on the property for subsequent years.

But unbeknownst to me the property had a foreclosure sale date two days after the contract was submitted by the realtor and subsequently was sold at auction for the exact price I was selling it to my end buyer.

If that doesn't work, I suppose the next step is a formal letter advising them of the previous personal conversation and lack of subsequent compliance, with some kind of date for compliance.