I will even pay ALL your closing costs IF I really like your building and the cash flow it generates.

If you still feel strongly about an LLC, it might be worthwhile to have an initial consultation with an attorney, and clearly layout all your assets and see if the expense is justified.

In DC, Montgomery County, Arlington and Fairfax County you will get less cash flow on initial purchase, but a lower risk asset with higher rent growth and higher appreciation.

The very few that initially passed  but fell apart when I started digging in the incomesFor example applicant stated 130k a year income.

@Marc-Andre Bordeleau You've got initiative.

This disappointing approach seems like something which wouldn't happen under Josh's watch.I have nothing against anyone wishing to generate income.

My advice is to after doing initial research and understanding the market take action.

I do a few flips a year to pay the bills, to keep a team busy, and to generate capital to buy a few more rentals. 

My initial choice was to buy here in CO using the cash as 30-40% down payment, but then I got nervous I'd be buying too high.

Not sure of how my mother's eventual passing, will change that, but I anticipate that he might feel that her passing eliminates the need to generate income from that unit, and he can resume a rent free status.