Not the right person to support you.Disadvantages1-2-3-4-5-6-7 all true and possible, this smells like opportunity, probably more risks than that....and property is more work than T-bills.Advantages....1 is possible....not sure I understand 2....no cash flow from your side if you have vacancy.  1031 defers taxes not eliminate it, but there are ways perhaps, for example if you get big enough and 1031 into QOZ you have the poential to eliminate 100% of the capitol gains taxes.#4 you forgot about leverage....for the most part you can't leverage T-bills, maybe 50% on ETFs. 

I believe utilizing this would also most likely eliminate any threat of legal action, almost certainly eliminate criminal action.

Basically eliminating the tax deduction for the rental property. 

That distinction is important for one very important reason, the asset decisions are being made by the owners (or a direct family member) which eliminates a layer of defense for all these decisions.

While not necessary, this agreement can make it easier to prove to the lender that she isn’t financially responsible, potentially allowing the debt to be eliminated from her debt-to-income (DTI) ratio.

If you only have one bathroom in the house I would not eliminate the tub.

IF you do the Ellis act, you are eliminating any condo conversion potential for the unit. 

I read last year you could rent out as STR for up to 90 days, but sounds like DC has eliminated that STR option this Febuary?!

Quote from @Aroldo Gonzalez: If you borrow money from your current property, that will increase your debt and reduce - and possibly eliminate - your cash flow. 

The primary motivations for purchasing an LLC that owns the real estate is to avoid the potential of a significant property tax increase and to eliminate conveyance fees.