If there is a personal guarantee attached to one member only, then the operating agreement should spell out how or if consideration is given.

If it's for a step being over height then go buy some pavers for $20 and make a lower step on the bottom.

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Your 3 points are spot on and folks definitely need to take those into consideration.  

So you would have to offer a fee considerably higher than what they can get in 30 minutes. 

Considerably less time is consumed being a landlord

Be sure to work out a general framework with your partner on how important issues should be considered which you can provide to the lawyer so important considerations aren't overlooked or assumed.Should you decide that separate LLC's are preferable you can always buy individual properties in a property specific LLC or with a Tenants In Common title splitting the ownership interest of each LLC on title. 

But another consideration is your age and what you want to be doing with your time.

Your existing tenant's allergies should be taken into consideration, right?

When reviewing the credit history take all debts into consideration, ability to pay and for you to collect if they default is dependant on all their debts including student and medical.