They provide essentially all the tools under one roof for you. 

Imagine you bought a property for $2M.The land (excluding any structures) is valued at $400K.Since land is not depreciable in the eyes of the IRS, we subtract the land value from your purchase price to get your depreciable basis.Your depreciable basis is simply where a cost seg engineer starts from when allocating your eligible assets into either 5, 7, or 15 year property.In the scenario above, your starting basis would be $1.6M since your basis = your purchase price - the land value.Having an accurate land value is essential to getting your depreciation/bonus depreciation calculations right.This is the starting point for any cost seg study that you do.

This was a relatively stupid professional tenant, thankfully, as the idiot has appeared under two different names in front of the local district magistrate over the years.

@Ryan YuWhen you refinance a property, you’re essentially taking a loan against the equity in that property.

Essentially there are investors out there that can build a large enough portfolio with little debt that can cash flow enough for a great life.If you want to scale to many properties then you will want to consider leveraging your existing properties.

For that year 12k essentially increasing your taxesThen the rental 3 (Negative 15k) is carried over since over 150 AGISo it actually looks like the rentals had a 12k profit overall that year when it was more -3kAppreciate any guidance@John Davey to avoid any confusion for other investors that might be reading this post and @Austin Cheatham response. 

It is in a historic district and cannot be rezoned to multifamily.

Essentially you create a parent LLC with each property in it's own secondary or child LLC.

However, professional remediation is essential for quality results, complete documentation, and assurance that the job meets industry standards.

For rehab work, especially if you're tackling kitchens, baths, and landscaping, a few essential power tools come in handy.