In CA I prefer the LP structure because of the high state fees for LLCs that produce a high level of income, but you should check with your tax advisor for specific entity selection advice based on your income and tax situation.

Two of the offers came from buyers who hadn't seen our first property, but who were told by their agent that we do great work and that the house would likely go fast.The big reason for this is that our agent used the relationships she built from the first sale -- plus a healthy dose of urgency -- to entice agents/buyers who were already familiar with our product and ready to work with us.

It's probably like other areas, made complicated with strategies applied to produce a product for mentors or gurus to push and present the area as being too complicated to make big money without thier guidance. :)

I am trying to lock in with all my renters because at this level I am producing fantastic returns and the downside risk outweighs the upside potential loss

Ultimately, the producers determined that we were too boring and that our business didn't have enough drama.

Assuming they each can produce the same cash flow, and a similar ROI, I would look for the one with less maintenance over time.One pro for buying a townhome, if its newer construction, is that there is not as much maintenance to worry about.

Well I just want to be a top producer so seems to me I will have to recruit some bird dogs immediately.

It simply wouldn't give you the best returns on your investment capital, nor would it produce the highest cash-flows.I would do some research into other markets and see what you like.

I say this not knowing the situation too, he might be a great producer and building guy and be a dunce with numbers, he needs to learn, but maybe you could also reach a compromise where he eats some of it.

But even with access as a real estate broker, getting good deals in Atlanta is TOUGH (perhaps more so for us since we started earlier and produce upwards of 30% on some of our properties so it's tough to "settle" for "just" 10-12).