@Tom Saysithideth 35% is the typical down payment for commercial properties but multifamily has preferred downpayments and rates.

I obviously prefer NV but that’s because I’ve had my tolerance of humidity beaten out of me.

I've considered out of state investing and honestly, I would actually prefer out of state. 

I would prefer to keep them. 

We own our primary residence, have always taken the standard tax deduction, have 4 children, one graduating high school this year, have never owned a business, don’t know what could possibly be written off or what needs to be saved throughout the process, and would prefer to have a cpa and attorney assist with the set up of an LLC to ensure we’re getting the most tax benefits and asset liability protection as well. 

My personal preference would be multi family investing.

With that being said, I prefer to buy vacant units so I don't have to terminate leases or drastically hike up rents upon purchasing a place, not to cast judgement on those who do so (a lease is a contract, once that's fulfilled you don't owe the tenants below market rent, nor should they expect that), but that is my personal preference.

And I have found that many HML prefer your property be in LLC and that you have investing experience.I thank you all in advance for any guidance and advice and I look forward to learning from and hearing all of your experiences. 

Sending random letters can get very expensive that is why we prefer cold calling and texting leads. 

Since your risk is already limited in a syndication deal to your invested capital, investing in an LLC is mostly just a preference/piece of mind.