At this point I am not very much concerned with the LLC for asset protection as I am for establishing business history.  

In my experience, my tenants are human, they pay late sometimes and are short on money sometimes.As a property owner, it's your responsibility to send them notices that they need to pay, not only does this protect you, but it protects your customer, your tenant.

Each one of them have a flashy websiteOne can invest in the Public REITS, but will not get much diversification from the stocks & bonds & presently have low yields.I understand the step up in basis for the heirs after we pass away, but at some time in the future(in old age) if we decide to not do 1031 Exchange anymore, I suppose we will have to pay the Cap Gain Taxes, only it will be a much larger sum as all the carried over proceeds will be taxed. 

https://www.ocregister.com/2018/02/19/california-renters-could-get-tax-break-protections-from-new-bills-2/#disqus_thread

What I do like about them is that since they are a public company, and not privately held I do have access to information about them. 

. + Public utilities as defined under Tenn.

We generate our own lists through driving for dollars, a public record of properties going into tax sale that you can probably Google for any city, and public records for inherited properties and evictions.  

The strategy has been very good to me, and I'm a fan.Separate your construction costs into soft, horizontal and vertical components - soft for city fees, professional services , and holding/financing costs ... horizontal for any site prep, public improvements, and underground work ... vertical for foundation and everything on top of it. 

- refer to the original depreciation schedule but "pause it" so that I pick up depreciaiton as if no years had passed in between rental use (this doesn't sound correct, but it's an opinion I've come across in my research)- start fresh and ignore the previous depreciation schedule, picking the lesser of an adjusted basis (original home purchase value minus land value + improvements) or fair market value minus land valueI have spent several hours looking at IRS publications and searching forums with mixed or no advice.

I ve tried to find such lists online in the hopes it would be public information as most things are today, but had no luck.