@Michael LabudzkiWhat category of commercial real estate are you considering?

“Money goes where money is treated best.”Your future ability to attain and maintain financial freedom depends on the city where you invest.Investment TeamAn essential location selection criterion is an experienced local investment team.

That would be dependent on you closing the deal. 

This has been my experience: "As to the remedy plaintiffs seek, the case law reveals that "the equitable remedy of specific performance is routinely awarded in contract actions involving real property, on the premise that each parcel of real property is unique" (EMF Gen.

Anyone with success setting up and then investing in real estate via an LLC/IRA? 

It can get pretty expensive what would anyone suggest or should I write the lease so that the next tenant depending on time of year should I do not include a specific utility and adjust my rent because of it ? 

Both Conventional loans and DSCR loans can offer this flexibility, depending on the specific scenario and borrower qualifications.

it all depends on the math.I have an excellent Oahu investor realtor referral if you need help sorting it out.

All of this really depends on your goals and timeline though too.

Quote from @Havital Miltz: Normally you would set the LLC in the state where the property is.You have no tax benefits for setting up an LLC, it is more a protection from lawsuits and going after your personal assets, however not a guarantee....As a husband and wife you do not need to set up a partnership - IRS has special considerations for married couples for self employment, you could also apply that for a rental...Hope that helpsA joint venture is available to any 2 people co-owning real estate for investment purpose as tenant in common  under Proc. 2002-22 (unrelated to marriage) but it can't be owned in an LLC together.