Kevin,From an insurance standpoint, be sure the policy matches the deed on the property.  

The appreciation bypasses this, but every year your in the negative cashflow.Id suggest looking out of state, or xxx miles away where you can buy a unit and be cashflow positive.I hear you, it's a bit tough in hot markets, but I'd love to stack up 2 or 3 properties here where I know rent can roughly match the monthly expenses, even if there's no cashflow.

Have a read through this book: https://www.amazon.ca/Accounti...Incorporation isn't about the number of properties, it is about finding a business structure that matches your needs.

More money for more workKeep posting questions and searching for related questions you have on BP to find the model that closest matches your preferences.

This would be the 3rd year in a row where my 1099 does not match the actual income they received on my behalf from my tenants.

Zeb,Insurance wise, the policy should match the title.  

How can you avoid a lawsuit while matching city & neighborhood concerns?

They are essentially the middle man for buyers to shop around for different lenders which are matched based off criteria.

My biggest and really important tip I would say, find a mentor that match your goals!

I would also reach out to a real estate agent in your area and have him send you listings that match your criteria.