My parents have been sorting through everything over the past six months and my father just realized that since my grandfather used a VA loan on one of his properties, he's been paying PMI for 12 years now at ~$200/mo.

Talk to some of the larger local HML’s and get the name of their lending lawyer.

Because his expenses excluded management and other necessary fees, his NOI I ended up looking larger then it really is.I also completely agree about what people are buying.

You will need to sort that out.

Commercial - I'm thinking retail, office, or larger multis- More risk since there is a higher cost of acquisition and dollar amount needed to get started.

SFH people are living paycheck to paycheck and I don't really want to do business with these types of people.I would rather go into larger deals as a LP.

If your number of assets is getting larger you may want to have a discussion with the attorney about an estate planning aspect, for example it may make sense to have ownership of the properties in some kind of trust, but if you don't have many assets (or dependents) then maybe it's premature at this point.As far as filing to create the LLC, my usual advice is, if this is your first time, use an attorney and pay attention to what s/he does.

Through time I hope to 1031 into larger properties until a certain “number” is reached.

They've got a ton of events going on throughout the month and cover all sorts of topics.

Short version:  I have a few properties for sale, likely to sell in the next 2-3 months, whose proceeds I would like to 1031 exchange into a new much larger property.