Then move these emails into labels (folders) per each address. 

The only issue I have with this theory is that the returns %.

If you are carrying a high note and this is indeed your only investment I do not think there is an issue keeping this in your name. 

He already has his in another property so the seller would have to forgo his entitlement to make is assumable.The real issue with assumable loans right now is the down payment. 

If they are all bundled into a single LLC, then it could create liability issues with other assets on something that big.I have clients that do both, but it really does become what you are willing to manage.

I’m attentive to issues quickly and make quality fixes and updates.

Is there a timing issue with your state's laws? 

Issue is we have the JV partner and they would like to be part of the ownership if we long term hold.

The cheap "cash flow on paper" Class C properties even if renovated will be a huge headache with repairs, tenant issues and won't appreciate enough to make up for my losses.  

@Kevin Luttrell oh, and I think the issue may be that since pretty much all accountants/preparers use a tax software, they follow whatever the software does.