I have been wrestling with the understanding of how these topics are interconnected.I always thought I needed to put houses in llc but that may trigger a the due on sale clause.

@Ernest Grindle This one is 4609 Hardy Dr. I

He says it could cost up to $1500 but that it will be cut and dry since it's a month-to-month lease and I gave him the proper notice.

I typically go in and shop vac the water in the ac closet and then dry it out and the carpet.

The dry climate and lack of severe weather means less repair costs.  

This is likely to kick off when one of the investors gets married or some other life event triggers a desire to get out of the deal.

My best handyman now runs a handyman business and makes more than I do, of course he is working 14 hour days every day.What I really hate is those dry spells where you cannot rent a house to save your soul. 

keep in mind its not only major items a rental that has been in service for 15 years could easily have dry rot all over it. could need new paint on the outside.. 

Can the rofr be attached to the deed/title so that any attempt to transfer property would trigger contact with the holder of the right of refusal?

That's the trigger for a 1031 exchange.