For example a listing that has 3 bedrooms, but according to the city is only certified as a 2 bedroom should only be listed for rent as a 2 bedroom. 

The reason this is very dangerous is because not only does it impact your cash flow, but it also impacts your ability to exit as pricing is typically based off of the NOI approach.2) Natural Appreciation: Currently there is some healthy appreciation in the market, however, is that going to continue at today's rate for the next three years?

A self-directed Roth IRA can be a huge benefit for RE transactions where you can buy a contract for a small amount, then sell it for much more, for example, wholesaling properties.

Hopefully your lease is strong and calls for recovery of all your costs associated with this process (ours, for example, allows for recovery of all costs associated with the lawyer as well as filling the space, and it even allows us to sue for money "lost out on" if the new tenant signs for less than the old tenant).  

The typical approach is to buy the houses individually then move them to an LLC.Have you talked to asset protection specialists?

@Taz Zettergren for example is a competitor (which he did not disclose), which would be memphis invest.

For example: “Thank you for your interest.

They also usually are more energy efficient as the water is heated as needed and not heated to store in a tank that might not be used for many hours and tanked heaters typically have heated more water than needed (and this is desired because running out of hot water is a bummer).I do not want an annual maintenance effort as large as descaling a tankless water heater at my rentals.  

I do not hire property managers that do not own rentals for example.

Example;1.