I understand unknown expenses happen (capex) and I know they will eat up my cashflow, but that is a risk i think can be taken with a high W2 income.

The low down payment + PMI + property taxes seems to be eating me alive.

When I think LLC I think legal protection and the State of California’s $800 annual LLC fee that you will pay (that eats into your rental).Is a LLC worth it?

By doing this, we basically hit all of that person’s social media followers with marketing, promote family values by customers either eating in or having a game night, and also encourage follow-up stays and repeat customers.

If you didn't sign off on the repair and the PM went and did it anyway I'd tell them they have to eat the cost.

A reverse exchange does not change the statutory order off the 1031 of sell first then purchase.However, the QI forms a holding entity called the Exchange Accommodating Title Holder (EAT) that takes title to your new property and holds it while you sell your old property. 

  $9 per month, free for tenants since you are paying on your end but hey, charge them if you don't want to eat the $9. 

Who may be ready to take a discount, motivated, desperate, foreclosures, auctions, expired listings, FSBO's, tax certificates.You are not looking to buy a property (house or commercial building), Nope ----- you are looking to control an EQUITY - "How much EQUITY is in the deal - HOW much of that EQUITY can you control (without the obligation to actually buy) How fast can you get to settlement without messing around with agents and DO-NOTHING INVESTORS, or lenders who want to eat up your equity?

Could get into it cheap for a buy and hold but flood insurance will eat up cash flow.

I should apparently eat my words because ...