We are using Lincoln and they offer us checkbook control so we have 100% control over our investments.

A Solo 401(k) would also be worth looking at if you are considering but have not yet converted to Roth, or as a means to set aside future contributions from your self-employment income.In a self-directed IRA, it is still an IRA, just with different choices on the investing side and a whole lot more control than conventional IRA accounts.An IRA may invest in real estate, whether all cash or with a non-recourse mortgage.The IRA is on title to the property. 

If there is no such section, or no operating agreement, then the LLC is controlled by your state's default laws.

Each has its own unique "issues", and require different skill sets.Class C - "Mom and Pop" rurual facilities non climate controlled, smaller in size.  50 to 200 unitsClass B - Second generation, suburban, may be climate controlled, mid sized.  200 to 400 units.Class A - Urban, fully climate controlled, larger facilities.  400 - 1,000 units.

An amendment related to water quality controls will go into effect on November 1, 2023, unless Watershed Protection brings forward other recommendations before then."

None of attorneys have mentioned this.So the protection for tenants have limits. for example it looks like maybe smaller than 6 units, does not have rent control and the eviction protections don't apply.

The advantage of irrevocable trust is it puts you in control of the property during her lifetime, and on death, you'll inherit it on a stepped-up basis, potentially saving you on a ton of taxes.

Real estate investors don't know it and have no control over website load time.

I've used various pest control companies for our properties and I'd love to find a great one to build a relationship with.

the future side of this is still an unknown quantity so its a risk that should be evaluated carefully.There are also several bills currently proposed in WA legislature which are likely to pass in some form or other which will substantially affect your situation - look at SB 5139 - "temporary" rent control   and SB 5160 - extending COVID protections for 2 YEARS past end of declared emergency,   payment plans based on "tenants ability to pay"  and blocking use of eviction and payment history in tenant screening  (!!!!)