Another thought you could just keep the tri-plex and gift them the net income each year...it's basically the same thing without any transferring. 

My approach doesn't require any special expertise in trades to make the estimates only that you are honest with yourself about your estimates.

I don't know much more specifically so ask your CPA about gift taxes (I think she could give you $17k of gift money a year without taxes) or capital gains taxes if/when you want to sell. 

Setup costs vary: Tier 1 (online services like LegalZoom) costs $50–$300 plus state fees (~$99 in Ohio), Tier 2 (with an attorney) costs $500–$1,500 for tailored structuring, and Tier 3 (with a specialized attorney and CPA) starts at $2,500 for complex setups.LLC will not save any taxes and would still be reported in your personal taxes if LLC is SMLLC.

At various times during the past 25 years he “specialized” in oil and gas drilling, franchise sales, surgical center investments, office centers, start up incubators, vitamins, mobile washing equipment, cemetery syndications, residential mortgage brokerage, commercial mortgage brokerage, insurance as an investment, long term care insurance, and property development in Mexico.  

Some agents even specialize in foreclosure properties.In some cases, banks may prefer to facilitate short sales if they believe it will result in a higher selling price than foreclosure.

Maybe run a black friday special :)

I have a special needs son so have worked through issues like this; he can't show any income either. 

I specialize in STR's along the coast and have had a lot of success with MTR's for medical professionals as well.

There is no special discount for investors , flippers or landlords .