Some entities have advantages over others depending on the activities of your business.From both a tax standpoint and a liability standpoint, forming some type of entity is usually the best option.

Property tax assessors website is a wealth of information when you're looking for properties to mail to.

Or does this include insurance and taxes for the year.

In my area, you are absolutely not supposed to use what's in the tax records.  

Also one of the lc has back taxes owed.

If off market I search local county tax record for owner and send one of three letters; individual, LLC, or REO.

Meanwhile are the taxes and insurance even being maintained on these defaulted properties.

do you guys have any systems to keep your business expenses separate from the start for better tax planning if not forming a legal entity.

Real estate is a vast industry – look around – it is everywhere – giant commercial buildings in every town – leasing – land development – tax deferred exchanges – syndication – partnerships – and much more.

It can be quite a bit more per hour income and you get other great benefits: tax benefits, appreciation, etc and the ability to sell when the time is right and defer all your gains.