Based on your inputs, I think simplifying to a single management company and starting with a single holding company makes sense and then I will add additional holding companies as my portfolio grows.Nathan - on the $1m in equity per LLC portion, would you split properties up into separate holding companies based on type (e.g. residential, commercial office, commercial ag, etc.) or would you keep multiple property types in the same holding company as long as it's under $1m?

With that in mind, I can effectively "refinance" now by paying 1 point and getting an additional .625% off my rate without paying an additional set of closing costs.

When were are in a hot market we require a previewing questionnaire with 5 questions based around the application process - credit, income, pets, etc.

New Market Dynamics and Competitive Pricing: With more competition around commission rates, investors might benefit from lower transaction costs in the long term.

Since she's by far my biggest headache her rent in going to market come January. 

If you're keeping an eye on the U.S. housing market, you've probably noticed some pretty interesting shifts happening lately.

If you want to network or ask specific questions about your local market, go to your local real estate forum and connect with investors from your area: https://www.biggerpockets.com/forums/86-local-real-estate-networking5.

Before you say 'you should have the money to get into a contract' I normally wouldn't be in this situation but I've just closed on a property that was all cash 2 weeks ago and a friend calls me on a property that's truly an amazing deal that I want to get into contract (has stable tenants renewing contracts above market, I can get for under market).

Any ideas suggestions or thoughts on the market?

I started with single family homes in my market, moved to turnkey in other markets and then to multifamily.