I operated at a small loss for years but when you add depreciation I'm sitting on 35k of deferred losses on paper (my W2 income was too high to claim the losses).

nice cash in the bank.. and then be the bank.. not the operator. sometimes being the bank you end up as the operator by default.  

“A licensed real estate salesperson may obtain an additional real estate salesperson license and become affiliated with an additional licensed real estate broker as a real estate salesperson, if the salesperson: (1) obtains, from an additional licensed real estate broker, a commitment providing that the salesperson shall become affiliated with the broker as a real estate salesperson on the granting of an additional real estate salesperson license to the salesperson; (2) gives each real estate broker with whom the salesperson currently is affiliated written notice that the salesperson intends to affiliate with an additional real estate broker; and (3) complies with the application procedures under subsection (j) of this section.”

My wife and I have a "vertically integrated vacation rental development and operation" business for the past 14 years. 

@Michelina Clark Hello Michelle & Richard, I’m a local investment property specialist and licensed realtor here on the Central Coast operating throughout  San Luis Obispo County.

One can choose to comply with the Safe Harbor Regulation D, 505, 505, or 506.

There is a cost to LLCs; state annual fees, bank fees, accounting fees, and simply the cost of the time to operate multiple LLCs. 

I prefer to operate based on what is best for me and have the experience to do it safely.One of the easiest legal ways to target seniors in screening is to have higher than average minimum credit score requirements.

Why do you not include your monthly mortgage when subtracting  operating expenses from your Net income.

What do you do to keep your rekey/locksmith charges down? We have Kwickset Smartkey locks but are they legit for multi-family use? What about mailbox keys?