I have two 3-family homes and 1 duplex, none of which trigger the commercial loan requirement.

It also triggers your taxable gain, but merely defers it over 30 years. 

I did a lot of homework on them and met with them several times before pulling the trigger. 

That triggered us having to pay transfer taxes, as the state treats an LLC as a disregarded entity, even if it contains the same members.Most of our clients invest using an LLC as their preferred corporate structure.

It protects PM  from both individual and business’ claims of bodily injury, medical costs, and damage to property.

Right now I am searching the MLS daily and have a subcontractor friend who lets me know if he hears of anything hitting the market soon as I am ready to pull the trigger on my first deal this year.

I was looking a lot in GA last summer and couldn't get myself to pull the trigger on something so far.

However if you plan on buying 3-4units, there is a trigger rule for FHA, it is called the self sufficiency test.

What kinds of code updates should we expect this to trigger?

Through a 1031 Exchange, investors can roll over proceeds from the sale of a property into a DST without triggering immediate capital gains taxes.