The realtor who sold me my current properties does some rehabs, but it seems mostly like he'd be doing me a favor vs treating it like a business relationship. 

Not to mention the more favorable business climate being offered elsewhere.One of the reasons I decided to invest out of state is because of the massive fluctuations in home prices here.

Everything else is either designed to make it so difficult for creditors that they will be willing to negotiate a more favorable settlement; a crap shoot; or designed to give the client a false peace of mind while getting him to pay top dollar for legal and accounting fees.

Pretty much where my head is at, I am working on making this deal happen and slowly showing him how it can work in our favor.

Boutiques are obviously smaller, don’t have name recognition and usually lack formal training, branded marketing products with partner vendors and it’ll rely on you to get most of not all software for prospecting and databases but the commission splits are typically more favorable and it’s a smaller family feel.

Thing is, since we're not occupants anymore but "investors" instead, I've heard that the rates won't be nearly as favorable.

A CPA does their taxes for free as a personal favor but it looks like a 12 year old could have done them and I'm guessing it's cost them thousands over the years in overpaid taxes from improper filing.

She will happily provide that referral, since now that LO owes her a favor.

One of the disadvantages to getting it under an LLC is that it said you would have less favorable commercial lending rates. 

Property value increase YoY, the Feds will not change the capital gains rates in consumers favor (not likely), etc.I could of coarse do a 1031 exchange later on in the future, but as i'm sure you know, the tax penalties are only deferred and they catch up to you the day you go to cash out eventually.