S-Corp: you can’t do special allocations of expenses/income when needed.if you ever take property out of the Corp, it is considered sale.

Unless you have a luxury apartment market, tax benefits are part of the game.Speaking to cost per ft, it is less for larger units on initial costs, but maintenance is a different matter, over time maintenance, repairs, utilities, insurance and admin expenses allocated to that unit price can exceed the smaller alternative.A commercial building will fall under different building requirements than small 1-4, electrical, plumbing, HVAC, roof, fire escapes, exterior and common area lighting and parking needs to meet commercial code.

@Rick Bargas Send me a PM and I will connect you with a local CPA that specializes in Real Estate Investing and cost allocation studies as well.

Almost all of the accounts can be used for both purposes, but the timing of deposits and the way money is allocated is just very different between those 2 parts of the business. 

Unfortunately, they will keep rates high to combat the rising prices forcing people to re-allocate their budgets for all goods.

Debt with interest is very much a good thing if the resources not allocated in the transaction make you more than the debt load incurred.  

Having a hard time convincing myself they are worth hanging onto as I’d rather re-allocate those funds to 1 nicer property or even the stock market then have 3 property’s that have turned into headaches.

So to answer your questions, ..definitely did not stay local (though my team was) and no, it's not a mistake if you take the necessary extra steps in research and allocating resources to do it right.Hope that helps. :)

To estimate insurance, I'm using an investor rule of thumb I heard (ARV / $1,000 * 3.5%) which equals $1,277 or $107 monthly.For repairs & maintenance, I'm not quite sure what to allocate here.

I assume its related to the allocated depreciation for each time block of years?