I need to move the property to an LLC for the lenders and want to consider all the factors in play including what type of corporation, setting up the units as condos and possibly using a trust as I think ahead to my son's inheritance.Too much info? 

There are a lot of variables that can go into, but in general I believe supply/demand have a big play in it, especially within the current market. 

Everyone else’s rates will look the same way so level playing field.

Don't play around or try to figure it out on your own because that's just as likely to fail or cost you even more.

Their personal income and statements will come into play, but many lenders I work with won't lend to an LLC with more than 2 members on a bank statement or Asset based loan. 

This could be a power play for you, but unlocking the equity and increasing return.I understand turn overs can be a pain, but in a situation like this, there is considerable upside opportunity for you.

This is where the relationship part of the process comes in to play. 

If your roof is $10,000 to replace, then you could actually come out ahead.Each claim and investor situation is unique and plays out differently.

My understanding is that it will play out over the next few decades.

While I have the knowledge, I do not have the connections needed to play the game.