Realizing how much different the numbers are in my market. 

If your are doing a large apartment where your exposure is much higher, the benefits of a LLC are realized.

I've put trust on others and realized very quickly that most of the time they have their own agenda.

I need help tax planning, knowing the right moves to make and where I can minimize my realized income.

It's on you to realize how ugly your position can get in this situation.I used to teach.

Then about a month later I realized that was not working out and had to go back to the drawing board so best to get as many potentials as you can, then narrow down to one. 

I don't know your local water rates and I realize these are 3/1.5 units that probably have families.

You, like everyone else, are so accustomed to playing in the city's "code" sandbox, that you didn't realize there is a much bigger sandbox to be played in.  

A few friends of mine and I were talking and we realized that a lot of the prices we talk about are based on a "hunch" and not necessarily data. 

@Babu Ramadoss you're going to get the it depends answer. it depends on your short and long term goals. many will say chasing appreciation is gambling like the stock market. others say cash is king and never put your money where roi is not maximized. personally, my goal is replacing w2 income in 7 years so cashflow is king for me. that also means I need to use less leverage with lower roi, or do more brrr which would like take longer based on what I buy. your market will likely dictate one or other, and for the record I ignore appreciation in my underwriting as a buy and hold investor. the appreciation will never be realized until I refi out down the road.