You are seeing an example of it right now...and probably don't realize it...yet.You said you have all your properties paid off (I'm in pain right now). 

The IRS is a pain with these 1031's sometimes. 

before coming to Arizona State University...and never leaving.We feel your pain at 3,400 active listings when 15,000 is a normal market. 

@Laura JacksonI live in New York City where the cost of just being here makes things expensive so I understand your pain.

It was a pain in the rear, I got ripped off, my wall guy had a heart attack, and sometimes I had to redo people’s work anyway.

Each property does not have to be in a separate LLC; that is up to you, and is based on your risk tolerance vs the pain of having separate bank accounts, meeting minutes, etc. for each LLC. 

these sellers are already stressed enough than to add more pain to their day.  

It will most likely require relief from the city/county since the subdivision involves a non-conforming building.  

I can speak from experience, it's can be a pain being in the military and managing from afar.

Like United cannot layoff employees till October while they got millions of relief.