In an area like that, locals create business opportunities for themselves and support us while we help support them. 

I support her financially, basically.

Your support and feedback is always appreciated Edison 

remember this is a very legal business and he of all people would know all the ins and outs and rules and regulations and hopefully he was not vetting you out.

If you combine them into a commercial property, the lending rules change and financing becomes more complicated and more expensive.3) the economies of scale are the same for 3 duplexes or a 6-unit parcel.4) insurance is likely less expensive on 3 duplexes5) a valuation based on NOI may or may not be greater than 3 residential buildings.

I am looking for properties owned in TX.Fannie Mae just changed their rules about allowing properties that are currently in single member llc's credit for time being in the LLC so it doesn't affect their seasoning requirements, but loan still need to close in personal name. 

FHA, VA, and Conventional mortgages each come with their own set of rules and requirements or the condition of items such as the roof, plumbing, appliances, peeling paint, floor coverings, etc.

Research the local rules and regulations.  

Anything less than $875k (less selling/closing costs) becomes “boot” and is taxable up to your total cap gains and depreciation recapture.To avoid tax, 2 rules.1) replacement property price must equal/exceed the sold property2) you must reinvest All the cash proceeds from the sale

The sheer volume of book keeping and different bank accounts, annual fees, higher interest rates and just sheer time involved does not seem to be supported by being a newbie.