You're likely better off hiring a discount broker to list the properties on the MLS for greater marketing exposure to bring in a bigger buyer pool. 

@Laurel WilliamsonWhat are you concerned about as exposure that insurance would not cover you for?

Let's break down the pros and cons of each approach:Forming an LLC in the State Where the Property is Located:Pros:Compliance with Local Laws: Establishing an LLC in the state where the property is situated ensures compliance with local regulations and laws specific to that jurisdiction.Legal Clarity: It provides clear legal jurisdiction and may simplify any legal proceedings related to the property in that state.Perception: Operating with a local LLC may give tenants and local authorities confidence in your commitment to the community.Cons:Additional Costs: Setting up and maintaining an LLC in another state means incurring additional registration fees, taxes, and possibly hiring local legal counsel.Administrative Burden: Managing multiple LLCs across different states adds complexity to your administrative workload, including extra paperwork and compliance requirements.Tax Implications: You may face tax obligations in both the state where the property is located and your home state, potentially leading to double taxation or complexities in tax filings.Managing Through Home State LLC:Pros:Simplified Management: Handling all properties under a single LLC streamlines administrative tasks, reducing paperwork and simplifying tax filings.Cost Savings: Avoiding the need to establish multiple LLCs in different states saves on registration fees, legal expenses, and ongoing maintenance costs.Consistency: Uniformity in management practices and legal structures may contribute to efficiency and ease of operation across your real estate portfolio.Cons:Legal Exposure: Operating out-of-state properties under a home state LLC may expose your personal assets to the laws and liabilities of the other state, potentially diminishing the liability protection the LLC offers.Compliance Challenges: You'll need to ensure your home state LLC meets the legal requirements for conducting business in other states, which could involve additional filings and fees.Perception and Credibility: Some tenants or local stakeholders may prefer dealing with a landlord who has a local presence, which could impact your reputation or relationships in the community.Ultimately, the decision depends on your specific circumstances, risk tolerance, and long-term goals.

Or Realtors who have great contractor relationships and in this tight market control their inventory.. they get commission coming and going and a profit bonus.... this is what my goals are for my ground partners.. and so who cares what I make or how much fo the deal comes to me for doing NOTHING...

It's not part of the "education package", but it's a great bonus if you're fortunate enough to be by a community. 

I agree that gaining exposure is a good idea before moving on to the harder areas of investing.

If we're speaking of rentals in Houston, you'd certainly need to reach back and see what your wind exposure has been like over the past 10-20 years (if you can go back that far with good data) for this specific rental and area of the state. 

Your tenant would spend 99% of their time in other parts of the house and have very little exposure to this mold.

Not to mention a realtor has a larger pool of exposures to get your listing visibility.

Then charge her pet fees, pet rent, additional deposit and additional rent for the extra people and demand a 2 year or longer lease.Then you can get them a second room and find a place that allows dogs.Red roof Inn is cheap.Maybe just do a couple nights while the bathroom is being redone and have contractor work around them for the other stuff Tell the contractor you'll give him a bonus if he can work longer days and finish sooner.