2) If marked a dealer and now being subject to higher taxes (including self employment tax), is forming an S Corp the only way to relieve some of this?

Under funded Reserves mean that when major items do require attention they either don't get it (parking lot that should have been re-paved 5 years ago but wasn't because there is simply no money to do it), or, hefty "special assessments" are levied that all owners will be required to pay in addition to their regular HOA fees.

All contracts, options, or other devices not based upon a substantial consideration, or that are otherwise employed to permit an unlicensed person to sell, lease, or let real estate, the beneficial title to which has not, in good faith, passed to such party for a substantial consideration, are hereby declared void and ineffective in all cases, suits, or proceedings had or taken under this chapter; however, this section shall not apply to irrevocable gifts, to unconditional contracts to purchase, or to options based upon a substantial consideration actually paid and not subject to any agreements to return or right of return reserved.Burden of proof is on the person to PROVE they are not acting as an unlicensed broker.

My husband is self-employed.

On top of the debt that can accumulate with consumer credit it can also leave a trail which can be seen by promising employers which in turn can ruin job opportunities.

At the very least, find a mentor and discuss any proposed employment opportunities before signing and committing to something so you don't lock yourself into a bad deal.

I'm currently working for a property management company as an educational employment and networking opportunity.

I found out last evening a tenant of 6 years fell taking a shortcut tot he dumpster, he went down a grassy hill and the grass was damp / wet so he slipped,  instead of walking the paved driveway, last Friday at noon.. result he broke his leg in 2 spots and needed surgery.

@Meredith L. asked me the other day about the development of employment - who better to answer this than the CEO of a company that provides workforce?

My father-in-law was self-employed most of his life (dentist) so his retirement plan was building rent houses.