We use Nick Alaniz with Alanco Incorporated for everything we do.

I filed articles of incorporation and just hold/sell property using my entity.

@Sonny Sach IRR is equivalent to an annualized return, except it takes into account Net Present Value (NPV) of money; or that a dollar today is worth more than a dollar tomorrow.High level, if you gave someone a 15% annualized return in cash flow every month for 3 years and no back end sale proceeds, your IRR and annualized return would be 15%, because it was 15% always.If you did have of that in cash flow (7.5%) and made up the difference on the back end sale at the end of year 3 (22.5%), you would still have an annualized return of 15%, but you're IRR would be LESS because it took 3 years to get the extra money instead of throughout the entire period.I haven't done the math to be honest, so in the first example they may not be exactly the same, but they will be almost the same where as the 2nd example there could be a couple percentage points difference between the Annualized Return and the IRR.It's because it takes into NPV that IRR is generally regarded as one of the more important metrics when comparing different investments because in incorporates the length of hold to achieve the desired return. 

Now that I'm on the sponsor side, I've been able to incorporate a lot of their financial reporting into our projects. 

I’m definitely going to incorporate that into how I do my investing.

As the HOA can require their policies be incorporated into Leases, which the Renter signs, and the Renter and owner could co-sign the pool access agreement to get the access card, this logic seems a little light.Anyone have experience with this restriction and have any ideas of ways the HOA can allow renters access while still acting to mitigate the financial/liability risk of allowing renters' guests and reservations that is somehow different from an owners' risk?

I will incorporate what you suggested into what I ask.

I also like to recommend Cohen and Dube's "Legal, Tax and Accounting Strategies for the Canadian Real Estate Investor" ... it is a good reference over all, but it is a decade old now and could use a refresh to incorporate regulatory changes. 

There are many reasons to incorporate in Delaware but a lower fee is probably not on the list. 

What strategy would you incorporate to start-up quickly?