@Patrick Soukup that's an interesting way of looking at it, but I do not believe most investors would take such modest returns as 1.8% cashflow and 5% appreciation and package it as a 30% gain for discussion purposes.

There is a lot to unpack in your questions so I'm going to actually send you a link to a few blog articles I posted here on BP that might help.  

@Ali Boone it was this one :) https://www.biggerpockets.com/blog/2015/12/03/structuring-partnership-rental-properties/

@Corbin LaneBe careful what you wish for ;)Everybody else - here is a good overview of the proposals, pointing out how much we do NOT know yet: https://www.currentfederaltaxdevelopments.com/blog/2021/5/1/fact-sheet-issued-for-proposals-for-the-america-families-plan

We don’t know any PMCs to recommend in the area mentioned, but since selecting the wrong PMC is usually more harmful than selecting a bad tenant, you might want to read our series about “How to Screen a PMC Better than a Tenant”:https://www.biggerpockets.com/member-blogs/3094/91877-how-to-screen-a-pmc-better-than-a-tenant-part-1-services-and-processesWe recommend you get management contracts from several PMCs and compare the services they cover and, more importantly, what they each DO NOT cover.

Here's another source: https://www.terminix.com/blog/home-garden/moths-in-house/"These moths can also be introduced through food.

Here's a site that highlights the 20 most successful RE Facebook ads - and you'll be surprised at some of the major players who found this to be a better source than the Zillow and CraigsList route:  https://leadsbridge.com/blog/7...Market internally to tenants...send cards inviting them to contact you before they renew for great prices. 

I was reading some blogs and nearly all blogs say that for any lawsuit to go through, the landlord must have been aware of the situation and neglected the issue or did not fix the issue.

Read the Ultimate Beginners Guide here on BP, and there’s a lot of blog and forum posts on house hacking!

You should be fine if at any moment can produce a report showing the incoming and outgoing for a particular property.Transferring from your name to LLC, you should be aware of : advantages and disadvantage (read https://www.biggerpockets.com/renewsblog/using-LLCs-real-estate/), and the DOS - a detailed resource on Due on Sale: https://www.johntreed.com/blogs/john-t-reed-s-realestate-investment-blog/66000067-the-truth-about-getting-around-due-on-sale-clauses.