You cannot sell it to yourself.A transfer between one spouse in this case 50% interest is tax free between spouses.Contribute to the LLC and title LLC membership interests to both of you however, depending upon what state we are talking about that will change things.

Offer "Pay by the hour listings/offers" vs "only pay if it sells" listings/offers then do a survey 3 months later from both groups.

The attorney I referred him too charged a flat fee of $1,250, which included the Operating Agreement, Series LLC Registration, and Membership Certificate.I thought that was very reasonable, and my client was happy, which is important to me.

1) When was this survey done, and ordered by whom?

Biggerpockets - free for basic membership.

Connecting with members who have a pro membership have a higher tendency so be more serious and provide you a good recommendation.3.

Our Dwelling sits about 100 yds from the Bayou so I am going to pull the trigger on getting this one surveyed as well. 

However, immediately after the purchase and conclusion you can contribute property into an entity and change the membership structure with the help of your accountant.  

Four properties out of those 10 were going to be auctioned.As I surveyed the scene on the courthouse steps, I counted 10 investors.

Doesn't matter what an asking price is.So either you don't have real cap rate comps or your calculation of NOI is bad.Cap rates are coming for realtyrates  investor survey 2nd quarter 2015 small multi 1-4 unit.My wife is a commercial real estate appraiser and has access.Should I  focus more on comps and cashflow for 1-4 unit?