I did and I realized that in my area (Boston, MA), bandit signs and yellow letters are a waste of time.

If you have nothing to sell were both wasting our time.

If you can make it work with your VA loan, you could be out of pocket a minimal amount and essentially have most of your living expenses covered by your tenants.

Keeping the houses updated means I can sell to an owner-occ with minimal lead time.

Even though I think they're incompetent liars, I try to minimize contact with them as much as possible.There's around 400 homes in the HOA, with 8 different floor plans.

I don't want to waste anybody's time, however I want to feel comfortable analyzing deals properly.

Nice to see that you made $25k on your home with that minimal work.

Being a realtor my priority is to make sure I do not waste my clients time and I expect the same back from my clients.

If you really want to minimize your "work", sell all 10 houses and leverage or pay cash for a 10+ unit building.

Each state is different and you'll need to do it where the property is located, so no point in forming something and then having it go to waste because you ended up in another state.Most states that I've looked at can get an entity formed in a reasonable time, so find the property and then worry about that side of things.All my non-professional opinion...Good luck!