Some reasons why you might not want to:When buying a home you can either collect the commission the seller is offering and pay your split to your brokerage, or you can sometimes bargain down the price equivalent to your commission if you agree to not collect your commission, which would net the seller the same in essence.When selling your home if you collect commission you will have to pay your split out of that and then the rest will be taxable at your normal rate.

BUT watch out for TH that has rental or age caps, that means they only allow certain % of units for rental, the rest has to be owner occupied.

So the $/ft area of a finished attic is much less than the rest of the house, but you can sell it as finished space.To lower costs, you standardize and buy in volume. 

I guarantee you, one of them will be the best that you look at tomorrow :-)  But how do you know how they stack up against the rest of the market? 

I would like to incorporate before getting into dealing so i can officially do business as the company (marketing, selling, dealing) so the question i have is what state is good to incorporate (i am thinking of an LLC) from the viewpoints of taxation, privacy/anonymity, asset protection, annual fees?

We've gotten good at saving money, and now I need to get good at making it work for us so that we aren't so dependent on weekly income from our careers for the rest of our lives.  

If in doubt, apply your own vacancy allowance (on a 6-plex, we would use 8.33 (1 month in 12) or 10% depending on the locale).Additionally, we never count the laundry revenue - our experience has been that if negates out the extra cost of the commercial machines, their operation, and upkeep  (others seem to like them).I can be of no help with the roof ... tiles do not like winter, so we have never encountered one.That said, it could be alright ... bring the rest of the numbers once you have them.

I'm on a limited budget so I was thinking mailing to those 50 or so & that would fit my budget and cold calling the rest as well as leaving door notes saying I wanna buy their house.

the reason for havi g the S corp, is so the scorp can pay you a "reasonable" salary, subject to withholding, then the rest as "profit" not subject to withholding.  

But, when you sign a contract to do a job, you sign a contract to do the complete job...not the ability to quit at any point through the job, get paid for what you did, and say screw the rest.