I just put it in one account, at the end of the year, I tally it all up to see how each house performed. 

perform a light sand and recoat every few years and they will last forever.

Facebook and Craigslist are the best performers for me.

The tenant can't stop you from entering the premises to perform repairs, however be respectful and give them notice you are coming during such a day and such a time. 

Do you think a duplex will perform better than that, Aceneth?

I am looking for recommendations for Property Managers in Portland, specifically any that have expertise in construction and maintenance projects.Our current manager does a good job with day to day tasks but we have a maintenance backlog and some large projects coming up.

I have about the same $$ in each, and both seem to be performing about the same as well.

I am in a similar position and did some research then contacted my RE attorney.What I heard was that you can perform a quit claim deed and transfer the property and insurance into an LLC.The challenge is with the lender, typically lenders to a conventional loan will not allow transfer to LLC but you may want to call and ask.If they approve get it in writing so you have a legal document.If you try to perform this without informing the lender, they may call the loan.This will typically happen when they are confirming that you have insurance on the property.If they see the insurer as XYZ LLC, red flags will go off.

Also know I have about $5000-$7000 available on CC if absolutely needed.NPN 1st positionDQ over 10 years with matching DQ taxes (found on county website)Home Value $39,900 / Note $60,900 / Price $600DQ Taxes $23,000 as of 2015I seriously doubt a 10 year DQ note can made to perform again with the same homeowner.

You wouldn't want to perform an appendectomy before you went to medical school. take your time, do it right.