What is your business model there?

I guess there is a bit of a miscommunication there and maybe Mike's model is different than mine.But after I hit about 5 or 6 rentals I think, my depreciation has exceeded my rental income so my rental income has been completely tax free for about the last 7 years.

@gordon @Gordon S. we're venturing outside my area of expertise but that sounds correct.

Everyone has different models they like.

Let's not harp on the agency aspect or licensing issues, but look to other matters legally and ethically, how to value a service.I agree that you base valuations of a product on the market, saying what the market will bear is fine, so long as you start there and then begin deducting costs or repairs, transaction expenses, and a reasonable profit.In any service business, reasonable compensation is set to the value of comparable services. a heart surgeon is compared to other heart surgeons, the variation of their fees is based on their experience, education, expertise and reputation.

My wife's house appreciated 14% in 2016 based on 2 comp sales of the same plan model in the same tract within the last 6 months. 

This is a repeatable business model.

I don't know the area, but curiosity got the best of me and with a bit of research it looks like there may be a few short term rentals there:https://www.airbnb.com/s/Tool--TX/homesMaybe book one of them for the weekend to get a feel for the business model from the short term tenant's POV and take notes on how it is set up and run.

there are umbrellas for llc's just like any other corp or partnershipuse trusts or other business models for protectionenjoy

Some of them may actually be good, but the vast majority exploit people and their desire to be wealthy.Get your marketing expertise a different way.