Obviously one that has experience working with RE investors but also someone who can work with my small business (my main job - non RE related) as well as out of state businesses! 

First, should I wait until after that date to enter into a realtor contract to sell the property to insure that I get the presumption that my intent has been to hold it as an investment property? 

Thank you everyone,It was not my intention to go the syndication route, because the deals will not be more than 200K. 

If you buy a property for cash in an LLC, and you need financing, you quit claim it to the name of the person getting the loan, then quit claim it back to the LLC after.The main reason is the loan isn't in the name of the LLC, so they can't use the property to collateralize it. 

Why would you be asking for advice in light of the fact that the lease seems clear.There is no point in bothering to have a lease if you have no intention of enforcing it.Your lease clearly state that if a dog is found on the property you will impose a $35/month fee retroactive to the start of the lease.

I'm still learning myself, but intentional education targeted towards your next move has proved to be a major confidence booster when making decisions.

@Joseph Wright I think the folks you've talked to have missed two big things.1. 1031 is available only on property you purchased with the intent of holding for productive use. 

My main focus is cash flow and my goal is to replicate my salary within 10 years, which might be a bit aggressive.

The owner has not left the property so we want to protect not only from fire/flood/etc but malicious intent.  

Upper main roof first half replaced 8 years ago, second half replaced last year, and lower roof was replaced last month.4 Separate Crown Aruba Gas Boilers, regularly serviced and approximately 20 years old. 4 Separate Gas hot water heater (ages vary)Washer Dryer hookups available in basement for coin laundry for additional incomeExterior painted two years agoShingle sidingProperty just passed state inspectionReplacement energy efficient windowsPurchase Price: $210kAppraised Value: $285kProperty Type: Quadplex/Turnkey tenants in placeArea: BUnits: 1-3BR, 3-1BRRental Income: $3365 Per Month / $40,380 per year (rents can be raised 5% upon lease renewals)Utilities: Separately metered, each tenant pays their own gas and electricHouse Utilities: Common area utilities are about $20.00 per monthWater/Sewer: Landlord pays $1500 per yearProperty Taxes: $7855 per yearInsurance: $2500 per yearLandscaping/Snow removal: $1221.00Vacancy: ???