I asked an appriaser for ARV report and he stated that he could provide 1. a ARV using the Multi-family Form Report for a cost of $3000 or a ARV Narrative Report for $5000.

Of course they incorporated a pitch for a three day intensive training, but nothing too far out of line.

I like yours and will incorporate it into my leases.

And you just gave me an idea to start a personal blog narrating my efforts along the way somewhere on my profile page if it allows that at all (and if I can make time for that). 

I have had the house 2 years, and had roommates which I claimed income for 2013 (only year I had them and still do).My question is why does it matter that I work for family business (which is incorporated) and getting W2's?

@Fausto Carosella   you have a good piece of wood I can whittle you a gavel as a gift to the court, may be they'll go lighter on you  for filing wrongful liens and financing the sale of real estate outside of settlement, you know, like undisclosed costs of acquisition in connection with the sale that cause the settlement of accounting to be incorrect, an unreported basis for federal taxes and, oh, let me see, financing an option out of compliance with the SAFE Act (now incorporated in Dodd Frank)........hey, mind moving that spittoon away from your leg, I'm not a very good shot spit'n'!   

Any general contractor worth his salt will take your scope and walk the house with you asking specifics and incorporating findings in his or her's bid to you.

I'm a licensed Realtor, although I haven't been practicing as I've been enjoying a stable life in corporate finance; but ready to change gears.I've recently noticed a moderately dilapidated property that doesn't appear (by all standards) to be occupied.

Would it be in my best interest to incorporate( let's say with an LLC)?

(if he wants to control when earnings are repatriated to Canada, then he's looking at incorporating an entity in the U.S.)The best advice for him is to jot down his situation and objectives in point form, then find both and accountant and attorney who have cross-boarder business and real estate experience and spend a few hundred dollars to find an ownership structure which fits his immediate needs, but that will grow with him, or can easily be transformed to meet is longer term objectives without creating a nightmare of taxable events.