And maybe at this late part of the business and real estate cycle, perhaps it's not a great time to invest anywhere.

They deal with other clients than you, and would benefit from keeping the business consulting income if you buy it versus going to someone else with a different professional advisor setup. 

Those people get excited about creating an awesome guest experience, they love to nerd out about revenue management, photography, staging, and other parts of the business so they get really really good at it, and they have jobs that allow them the time to manage themselves (and this doesn't have to be a lot of time btw).

How should I set up my business structure so that income from my rentals doesn’t increase my personal income reported to the IRS?

There are different reasons, goals, and ways that each seller likes to do business.

Adding keywords related to your investment strategy or market locations can be updated in your settings.

Although you live miles away, plan a business trip to the area and maybe hire a local attorney to help you track down the owner or owner's relatives and make an offer.  

Adding keywords related to your investment strategy or market locations can be updated in your settings.

G’Day BP folks,A fellow Toledo investor started a Facebook group revealing all local scammers.Mostly contractors.10+ years of investing in Toledo and stopped counting at $1m in losses.It’s just the nature of the beast and the cost of doing business in my eyes.Unfortunately, Toledo is notorious for bad operators and poor quality of workmanship in many industries.Maybe this group will help you not loose the same amount of cheese that I did $$$You’re welcome 😇 https://facebook.com/groups/786864700099337/

I think multifamily owners are best served by agents who understand the business and can help you make informed decisions.