We are a full service investments and development company.

He goes all out for guest experience though, well above the average host with car service, butlers, constantly upgrading amenities.For me it keeps coming back to a simple fact:  to beat the average, don't be average. 

@Bill Brandt My goal today was feel better about returning to real estate and confident to activate a plan. 

If he has legitimate self employment activity he may be eligible to create a solo 401(k) which is superior in many ways to sdira.  

AND materially participating in your rental activities (spending 500 hours or more on your rentals OR 100 hours and more then anyone else OR doing all the work) 

The easiest way to narrow down the best path for you is to decide how passive vs active you want to be. 

I would think more so if you are buying out of state... it will be very time consuming to have to go search for all your trades and services. 

Some people love them and actively seek them out while others don't care and would spend money to convert it back to normal. 

Remember, a good agreement makes a good deal better, but a bad agreement makes a good deal bad.Also, as @Dan Heuschele alluded to, if either of you performs any activities whatsoever while residents of California, the state of California's position is that you will have to register your LLC with the California Secretary of State (even if formed in Texas or some other jurisdiction), file the annual Form 568, and pay the annual $800 tax.Also, by forming an LLC in Texas, you may be subject to the Texas Franchise Tax.So really the only person who can answer the question of whether you need an LLC or some other entity/arrangement is a qualified attorney who thoroughly understands each partner's situation with respect to themselves and each other.If you need a reference to a good one, I have one. 

Pet odor removal services cost between $8k to $10k.