.- Need to research and vet a proper attorney/ law firm that can assist us with the following items:      - Assist us with understanding the pros and cons of spinning up an LLC and running the rental property under the LLC vs as co-owners     - Assist us with creating an Operating Agreement for the property that details out all of our business objectives and plans including topics including but not limited to: What happens when we want to sell, what are the minimum financial commitments to the property, what happens if one of us gets married, what happens if one of us looses our job, etc

The objective is to be tax efficient. 

At the end of the day, you still have to make money, so you can only offer so much, but often its about the little touches that make you feel you are dealing with a person who cares about the quality of your stay rather than a bunch of shiny objects that they really don't want and you are probably charging a higher rate for. 

Now look at your assets and see which support both in magnitude and timing those objectives.  

When reviewing the cash flow of properties, you discovered the cash flow was not feasible for a property, you could consider a 1031 Exchange to sell the property and replace it with a new property in the most tax efficient manner.Review your objectives and goals.Are you on track to meet your goals?

I also take into account how profitable the building is and what my objectives are.

To achieve your objectives and safeguard your assets, you must organize your real estate company properly.

There are a lot of shiny object out there, but if you stick to one thing over time you will become an expert allowing yourself to achieve time freedom and invest in other areas of life.

Right, and much comes from the personal investor and their objectives, now more than ever. 

Then learn about what she really wants out of the deal and find a creative way to structure so it hits her objective/s.