@Jack B.I can only speak for Ohio, but I've been in touch with Fair Housing on numerous occasions and have been told that an ESA or SA is treated the same when screening tenants.

Moving sucks, so either your tenants found a significantly better/cheaper house, or the management company is making living there more frustrating than it is worth.If the home recently had 25k+ worth of work done to it, then there is no way that a home should need an extra 10k in turn costs after only 1 year in an A/B home where tenants tend to treat a property decently. 

Treat the people you work with and who work for you (they do work for you) well.But, Personally I’m holding the line at 5% overall commission as a seller though, partner or not 6% is a relatively recent phenomenon and not fully accepted in most places (happy to be corrected here).

Whether a new LLC is created or not, how is the seller's capital gain treated?

Whether a new LLC is created or not, how is the seller's capital gain treated?

. :) I can't really tell what you have in repairs, but you want to treat this like a business and capture all of your expenses. 

@Caleb RayTaxes for a multi-member LLC is treated like a partnership at the Federal level by default. 

I believe with an LLC you have tax options, and can elect to be treated as a partnership for tax purposes (in which case you're taxed on your 50% interest, same as above), or elect to be taxed at the LLC level. 

If you treat your tenants with respect, and provide them a safe and operable place to live, you'll be above 90% of landlords.Hope that helps!

You can also treat the perimeter of the house with granular ant poison.