I've had 2 clients in those areas that needed flood insurance and I believe it was between $40-65/m.

In this context, to go "through the estate" for a full step-up, the property had to be held by your client's mother outright (or possibly in a revocable trust).When an heir is referring to the property as their "grandmother's" when they inherited if from their mother's estate, it is worth checking the ownership carefully.

Plus the same platform can put you in front of BUYERS before your competition even knows they exist as well as poach clients from their open houses.

I usually recommend my clients use me for the first one, explain the process, help make decisions. if they want to file subsequent LLCs themselves, they are free to do so.

In the past, I typically left it up to the client in this instance - I explained both sides of the fence and let them make an informed decision.Now, we want landlords to be considered a trade or business for purposes of Section 199A, which is a grey area in and of itself with respect to landlords.

Hundreds of my clients done this as well. 

As an agent if you represented a seller and the buyer was a week late and going to be even later (and you are not sure if they will ever actually close because they can just tell you anything without per diem or extra EMD), would you roll over and tell your client "well tough" or would you get them something for the failure of the other side to meet contract or at least a guarantee to protect them?

I do not invest in them but have clients that own many.Running a high end flag hotel is much different than an older building dive type place.

I send my clients to them

I help clients find rental properties in Central Ohio.