Hello BP community, I need to find a reasonable priced property management company for a 12 unit property located in NE Miami.

Instead of putting money into a retirement account and losing general control of it, why not look for alternative methods to reduce current year passive losses and tap into prior year suspended passive losses? 

Seems to me a bit expensive for the location.

Although the property I mentioned above is in a perfect location the numbers didn't work as the building has been neglected for so long now requires a complete overhaul.

You're not going to cashflow on a water front property and you may have issues with seasonality and/or demand in a very tourist-driven area.If you have an idea of where you'd like to invest and what the numbers might look like, a good way to test the waters is to put an ad on craigslist showing a potential property with the rent you'd expect to get and see what kind of interest it gets.For my rentals in Louisville, over the past 6 years I've had anywhere from 2-3 emails a week to 30+ emails per day depending on the location, rental rate and time of year.

A friend of mine is selling 5 acres or ultra prime real estate located by the 465 W/ Kentucky avenue exit in Indianapolis, IN.

A proper written agreement prior to sale will, I believe, hold up in a court of law. 

Based on where the properties I have purchased are located (PA) I would be required to pay a significant transfer tax to move them into the LLC at this point.  

Sure, location, cash flow potential etc. but numerically, is there a sweet spot?

Presumably, your Airbnb rates would need to be a pro-rata daily rate based on the prior rent, which would probably be too low to be worthwhile for a periodic rental.