You can contain the legal fees by doing joint ventures (which doesn't give you syndication experience) or offerings to Accredited Investors only (who may not be the people who would invest in small-plexes or the people you know). 4.

If it's self contained, don't forget about pump out fees for gray and black water.  

A 2-family is legal if[7] Two-family household living is permitted in the CMX-3 district provided at least 50% of the ground floor frontage contains a non-residential use, or the lot area is less than 1,440 sq. ft.https://www.phila.gov/media/20...

NOTE: I am not a CPA, tax attorney or tax expert in any way, so this article may contain erroneous information.

As tenants in the building they have a right to know and you should want to keep the spread contained.

I already have a CPA and I'm looking at options such as setting up with anonymity in mind with a "parent" LLC in Delaware, for example, which would contain other LLC's/ land trusts in Texas / etc where I will be involved in deals.

I am looking at buying an investors portfolio that contains around 40 units.  

Your situation contains two issues and requires analysis with regard to the company’s operating agreement in addition to the title transfer.

An exclusion of a certain type of business may prevent you from conducting the business you want to on the property or bar you from expanding your business in some way.Some of the other important commercial lease terms will include: Move in datesMaintenance issuesInsurance providersSecurity depositsPremises security arrangementsSublettingDispute resolution provisionsPROTECTING YOUR INTERESTS IN COMMERCIAL LEASE NEGOTIATIONSCommercial leases contain complex provisions that can have lasting consequences for you at the business owner looking for property or for you as the property owner.

They build using shipping containers.