I suspect her expectations are above that level, like a 40, 60 unit complex, perhaps 120.

Though it's possible, I wouldn't advise filing an appeal yourself, as the law is complex, the procedure involves 3 levels of appeal, and you need more than a passing acquaintance with the arguments that will sway the city to give up some income.

It may seem simple at first but as you grow as an investor you start to learn how complex investing can really be.

what is requirements of building a condominium complex and what's the cost of it?

That was an exceptional book that does an excellent job simplifying an incredibly complex concept.

that's big enough for a large apartment complex.

Doing it because "I already have one created and it adds a layer of protection" is very much a shoot first, ask questions later type of scenario.There are many talented individuals both on Bigger Pockets and probably in your neighborhood who you can retain for guidance on these very complex issues.

turbo tax is designed for someone who owns maybe one or two conventual rentals and can not handle complex transaction like option contracts, because your asset is actually the contract itself which would normally be reported on schedule D and it sounds like your trying to treat as a rental property on schedule E.  

We have 4 properties, a duplex in CA, 2 homes out of state, and an interest in an apartment complex out of state. 

I understand NV is business friendly and all, but I would save myself a bunch of money and headaches and just get good insurance unless you're buying large apt complexes, MHPs, bowling alleys or something.