We need to get a major employer or some corporate offices relocated to the Yo for those areas to ever rebound, and that would just be a start.  

The question is, whether to initiate a S-Corp or LLC for my passive income.  

The only exception would be if your rental property is in a C-corporation which it most likely is not as that is not a typical structure for real estate investors. 

Would a personal guaranty on a loan pierce the corporate protection of the llc?

I was wondering if I should get incorporated or not for it (LLC or an S corporation were the options I was thinking of).

On the flip side of the coin, there areas currently C or B that a huge new home development is being built right next door, corporate campus or gaining "trendiness" giving tailwind to the area potentially propelling it from C or B to A.  

I've been reading, going to meetings and networking, while manage the rentals myself and have a daytime corporate job as well. 

All of them are in Cleveland Corporate limits.

FDIC #namebase citybase countyassets (in $000)11063First-Citizens Bank & Trust Company Raleigh Wake 3279551359049Capital Bank Corporation Raleigh Wake 778996811507The Fidelity Bank Fuquay Varina Wake 180829335100Paragon Commercial Bank Raleigh Wake 147931835519North State Bank Raleigh Wake 79471527704Wake Forest Federal Savings and Loan Association Wake Forest Wake 10601931077First Federal Bank Dunn Harnett 16939235465Select Bank & Trust Company Dunn Harnett 84419711506Four Oaks Bank & Trust Company Four Oaks Johnston 72129729771KS Bank, Inc.

They are seen as low risk because many times, a large company such as Burger King, Dollar General, CVS, etc. will provide what is known as a corporate guarantee.