Why didn't you simply elect this LLC to be taxed as an s corp, rather then forming a new entity? 

Evaluate operating expenses, including property taxes, insurance, utilities, maintenance, property management fees, vacancies, and capital expenditures (CapEx), to ensure accurate estimates.

Recently refinanced so 27-28 years to go.25% equity built up at current home valueI'm cash flow negative on cash flow each month (~700-800 per month) because the rent doesn't cover the mortgage, HOA, and property taxes.

Do you earn appreciation on the note or claim depreciation on your taxes? 

@Hector MejiaNevada is a great state to invest in because it's landlord friendly, no state income tax, lots of job growth, and positive population growth. 

If I am transferring 2 properties from a co-owned LLC to a personally owned S-corp, do I have to pay any taxes on that transfer?

Tax benefits?

I’m an engineer that makes a little bit over 100k before taxes and my credit score is 688.

Not exactly sure how this would work to make sure we are taking advantage of the loss reported for our own personal taxes.

Should be fairly straightforward You know the cost you'll pay for the property The rate and term (ex 7% for a 30yr fixed)Property taxes - this can be looked up via https://atlas.phila.gov/(If you are house hacking you van take advantage of the $80k homestead reduction)Insurance - this may be a bit tricky unless you reached out to a broker already Is there an HOA?