You say you want to start a Roth but incorporate it with investment properties.

Nothing more than good personal scores and proof of incorporation with the state.

Should I incorporate ( 3 mtg on my personal side of things is realy tieing up my debt ratio and my ability to borrow more funds)2.

Additionally my wife has a very well paying position in corporate RE in NYC.

I'm not quite sure how to incorporate that formula into REI.

So just for clarity, you simply recommend going with 50% of gross rent, which incorporates all of those expenses, right?

You can have a regular S-Corp (incorporate and file form 2553).

I own a S corp incorporated in Delware, registered to do business in Minnesota.

At the end of the 4 years I will have converted approximately $60-80k of housing allowance to approximately 25% equity on a 30-year note [minus taxes, repairs, incorporation expenses, etc].Then, the gray-area: I have some cash on hand, and zero debt.

It is not WRONG for them to be issued by landlords, it just isn't REQUIRED.Additionally, if your property management company is incorporated, or is an LLC that has opted to be treated as a corporation, you definitely would not need to issue a Form 1099.