I would keep doing what you have been doing, since you have proven that it works until you can do something on a larger scale.

@Jordan Moorhead We are looking at multis since the numbers look better and you get an advantage of scale.

When established in the correct order the Land Trust doesn't trigger the same red flags with the Due on Sale as the direct transfer of a deed into an LLC, and the Land Trust can be created in such a way that your name does not have to appear on public record for the property - you can have your attorney sign for it as a "nominee trustee" until it is formed and then have it pass down to you after the signing is complete.This is a much more flexible system that works at large, but if you can find a bank that works direct and favorably with an LLC that is generally a bit easier (though your name will still appear on public record for that property.)This isn't legal advice, just my opinion as an investor.

The large Property Management Companies here are pretty abusive to students so people really like renting from us.Any advice on the online lease would be much appreciated!

You can convert it to a legal living area if it's got two egresses, such as a window large enough to climb out, must be a certain size, plus a door to the outside.

Although the public sentiment still seems to be gloomy on Atlantic City with new casinos popping up all over NJ and PA, we think there is and will continue to be a large enough volume of visiting beach/casino goers and local job base to support AC surviving.

Milwaukee, on the other hand, retained its character as a city that was built on Lake Michigan shipping with large populations of German, Slavic, and Italian immigrants.

They said everything was ok except a valve needed replacement (concession made).July: Waiting for plumber report since lender required documentation.Late July: Now PM/ seller is saying they found a 'large water leak' and will be fixing it.At this point, I am feeling less confident that the home will be in decent condition.

But if/when a correction happens we'll stop or scale back on the renovations and still cash flow (assuming other variables aren't in play). 

It also has a large detatched garage with a second floor 1BR unit (separately metered as well).I have an offer in right now and am waiting to hear back.MY QUESTION:I was poking around on an Atlanta zoning map, and I noticed the property is zoned r4a -- single family residential.